Refusal decisions · 14–20 Sep 2026

1. The Planning Authority are not satisfied that the applicant has demonstrated compliance with Policy Objective RH4 of the Galway County Development Plan 2022-2028 to develop their first home in the open countryside in an area located in a Landscape Classification 3. Based on the information submitted with the planning application it is considered that the applicant has not satisfactorily demonstrated that they comply with the requirements of Policy Objective RH 4. Accordingly, to grant the proposed development would consolidate and contribute to the build- up of random suburban type development in this area under strong urban influence, would contravene materially Policy Objective RH 4 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. The Planning Authority is not satisfied that the design and materiality of the dwelling house is in keeping with the principles of the Design Guidelines for the Single Rural House, it is considered that the design is contrary to DM standard 8 and RH 9 of the Galway County Development Plan 2022-2028. Therefore, it is considered that the development does not assimilate appropriately into the rural setting, and therefore, to permit the development as proposed, would contravene a policy objective and a development management standard as contained in the Galway County Development Plan 2022-2028 and would be contrary to the proper planning and sustainable development of the area.
3. It is considered that the development by reason of its siting to the rear of existing residential and agricultural buildings, constitutes a haphazard and disorderly development, which results in a built form that does not fit appropriately or integrate effectively into this site within the Coastal Landscape, of Class 3 landscape value and Special Sensitivity, is out of character with the pattern of development contrary to Policy Objectives RH14, LCM 1, LCM 2 and LCM 3 within the Development Plan in relation to preserving and enhancing the landscape character having regard to the landscape sensitivity ratings and classification, and Development Management Standards 1 and 8 of the Galway County Development Plan 2022-2028. Accordingly, to grant permission for the development, as proposed, would militate against the preservation of the rural environment, would set an undesirable precedent for similar future development in the area, and therefore would be contrary to the proposed planning and sustainable development of the area.
4. Having regard to the location of the site overlying a regionally important aquifer, in conjunction with existing and permitted development in the vicinity of the site and planning history associated with the site, it is considered that the proposed development would result in an excessive concentration of development served by individual private effluent treatment systems in the area. Accordingly to grant the proposed development would be prejudicial to public health, and therefore, would be contrary to the proper planning and sustainable development of the area.
5. Having regard to the absence of documentary evidence from Uisce Eireann relating to the consent to connect to the public water supply 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 proposed dwelling house, would be contrary 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 and would be contrary to the proper planning and sustainable development of the area. 2

1. Having regard to the proposed site configuration, the extensive internal access road required to serve the development, the embankments and level differences in the vicinity of the proposed entrance and the deficiencies identified in the proposed access arrangements, the Planning Authority considers that the proposed road layout would result in an inappropriate and disorderly form of development that is out of character with the established pattern of development in the area and would set an undesirable precedent for similar forms of development. Accordingly, the Planning Authority considers that the proposed development would materially contravene Development Management Standards 28 and 30 of the Galway County Development 2022-2028. It is therefore considered that the proposed development would interfere with the safety and free flow of traffic and endanger public safety by reason of traffic hazard, obstruction of road users or otherwise and therefore would be contrary to the proper planning and sustainable development of the area.
2. Having regard to the siting and layout of the proposed development, the Planning Authority is not satisfied that the proposal has been designed to respond appropriately to the site or its surrounding context. The proposed development would fail to integrate satisfactorily with the existing character of the area and would detract from the visual amenities of the locality. In addition, the applicant has failed to submit a landscaping plan, contrary to DM Standard 11. The Planning Authority is therefore not satisfied that the visual impact of the proposed development has been adequately addressed. The proposal is therefore considered to be contrary to DM Standard 1, DM Standard 8 and DM Standard 11 of the Galway County Development Plan 2022-2028 and therefore contrary to the proper planning and sustainable development of the area.
3. It is considered that the design and siting of the proposed garage/gym/stores constitutes as disorderly development, and results in a built form that does not fit appropriately or integrate effectively into the receiving environment. It is therefore considered that this proposal contravenes materially DM Standard 6, and that if permitted as proposed the development would result in a haphazard, disorderly form of development, that does not fit appropriately or integrate effectively into the established character of the area. Accordingly, to grant the proposed development would interfere with the pattern of development in the area, would detract from the visual amenity of the area, would contravene materially a Development Management Standard as contained in the Galway County Development Plan 2022-2028, would set an undesirable precedent of similar future development in the area, and therefore would be contrary to the proper planning and sustainable development of the area. 2

1. The proposed development is sited within close proximity to the Lough Corrib Special Area of Conservation which is designated European Sites of ecological importance forming part of the Natura 2000 network of sites of highest biodiversity importance for rare and threatened natural habitats and flora and fauna species across the European Union. The Planning Authority, by virtue of the lacunae associated with the Natura Impact Statement submitted and the absence of a CEMP accompanying the application content, is not satisfied that significant negative effect on the integrity and conservation objectives of the Lough Corrib SAC can be ruled out. Therefore, the development if permitted has potential to have significant negative adverse impact on the integrity and qualifying interests/conservation objectives of the said SAC site, would contravene materially objectives NHB 1, 2 & 3 and development management standard 50 contained in the current Galway County Development Plan, and therefore would be contrary to the proper planning and sustainable development of the area.
2. Based on the information submitted and the plans and particulars received, and having regard to the horizontal and vertical alignment of the densely trafficked local primary road, L-2226-39, at site frontage and in the immediate vicinity thereof, the proposed site entrance is deemed unsatisfactory owing to the potential for conflict to arise between wider oncoming traffic approaching the site from the south west along the L2226-39 local primary road and road users executing right hand turning movements into the subject site. Hence it is considered that, if permitted as proposed, the development would interfere with the safety and free flow of traffic on the public road and would endanger public safety by reason of traffic hazard, obstruction of road users, or otherwise, and therefore would be contrary to DM Standard 28 of the Galway County Development Plan 2022 – 2028 and to the proper planning and sustainable development of the area. 2

The proposed development by reason of scale, massing and design would negatively impact the visual and residential amenities of the local area and represent an inappropriate form of development at this location, and would if permitted, result in a visually obtrusive feature which would not fit appropriately or integrate effectively into this rural setting. Accordingly, to grant the proposed development would negatively impact the character of the area and would contravene policy objective Policy Objective RH9, in addition to Development Management standards 1 and 8 contained in the Galway County Development Plan 2022-2028, would not be in accordance with the Design Guidelines for Single Rural Houses, would detract from the visual and residential amenity of the area, as well as setting an undesirable precedent for similar future development, and therefore would be contrary to the proper planning and sustainable development of the area. 2

1. Having regard to the existing derelict structure on site which is not an existing family home, to the requirements of Policy Objective RH 6 contained in the Galway County Development Plan, 2022-2028, and to the information included with the planning application, the Planning Authority considers that the proposed development would be contrary to the requirements of Policy Objective RH 6. Accordingly, to grant the development as proposed, would materially contravene a policy objective contained in the current county development plan and would be contrary to the proper planning and sustainable development of the area.
2. The subject site is located in the rural area within the GCTPS, which is subject to strong urban influence as identified in the Sustainable Rural Housing Guidelines for Planning Authorities issued by the Department of the Environment, Heritage and Local Government in April 2005. Based on the information submitted with the planning documentation, and taking account of the existing derelict structure on site that is not verifiable as a former dwelling nor appears to be currently habitable, and in the absence of satisfactory substantiation under Policy Objective RH 7 Renovation of Existing Derelict Dwelling, it is considered that the proposal would not comply with the rural housing objectives as set out in the current Galway County Development Plan 2022-2028, in particular Policy Objective RC 2, Policy Objective RH2 and DM Standard 7 in the absence of sufficiently detailed local rural links substantiated. Therefore, if permitted as proposed, 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 objectives and a development management standard 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.
3. Having regard to proposed development access point and generated traffic movements onto/from the local public road network, whilst considering the restricted exit and entry visibility splays owing to the sub optimum horizontal and vertical alignment in particular to the southern approach whereby it is considered traffic concerns will arise. Furthermore, it is considered the significant scale of roadside intervention that will be required, 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 NNR2, DM Standards 28 and DM standard 33a of the Galway County Development Plan 2022-2028.
4. In the absence of a comprehensive bat survey surveying the bats and their roosts utilising the site and adjoining mature trees for foraging or commuting at different times including that of dawn, the Planning Authority cannot be satisfied, that the potential impact of the development on bats has been comprehensively addressed. In this regard, in the absence of contrary evidence, the development as proposed is considered contrary to Policy Objective NHB 9 to protect bats and bats habitats, of the Galway County Development Plan 2022-2028. Therefore, if permitted as proposed, it would materially contravene a policy objective contained in the current county development plan and would therefore be contrary to the proper planning and sustainable development of the area. 2

Having regard to proposed development access point and whereby generated traffic movements onto/from the regional public road network (R348), whilst considering the restricted exit and entry visibility splays owing to the sub optimum horizontal and vertical alignment on each western and eastern approach whereby it is considered traffic concerns will arise owing to the prevailing trafficked speeds. Furthermore, it is considered the significant scale of roadside intervention that will be required, 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 NNR2, DM Standards 28 and DM standard 33a of the Galway County Development Plan 2022-2028. 2

1. Having regard to the failure of the applicant to demonstrate satisfactory evidence in relation to the planning status for the existing built form occupying the subject site, in conjunction with the proposal to hereby augment and further intensify the activity on site, the planning authority considers that the proposed development would if permitted and in the absence of demonstratable contrary evidence, perpetuate and intensify 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.
2. 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 CD1 Rural Enterprise of the Galway County Development Plan 2022-2028. The development would therefore if permitted, 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.
3. 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 project in respect to the disproportionate scale/design of the vehicular access provision and associated hardstanding arrangement relative to the nature of the proposed 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 28 of the Galway County Development Plan 2022 – 2028 and therefore would be contrary to the proper planning and sustainable development of the area.
4. The Planning Authority noting the nature of the proposal, the lacunae associated with the proposal from a flood risk perspective 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 natura network (Lough Corrib SAC), environmental sensitivities and localised wildlife of the area. Having regard to the aforementioned and considering the precautionary principle, the Planning Authority is therefore not satisfied that the proposed development would comply with the Habitats Directive and the EU Water Frameworks Directive and relevant best practice guidelines. Therefore, if permitted as proposed, the Planning Authority cannot be satisfied that the proposal will not adversely affect the integrity of natural environment and European designations and to permit the proposal would therefore materially contravene Policy Objective CD1 (d), 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. SCHEDULE REFERRED TO - PLANNING REFERENCE NO. 26/61279 2
5. To permit the proposal having regard to the following: - the scale of the proposed structure and siting of the development footprint within close proximity of the public roadside verge, - the lack of justification for the proposal and the excessive provision of hardstanding to be implemented within the site curtilage, - the exposed setting and lack of sufficient mature and existing 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 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. 3

1. The vehicular entrance serving the proposed development joins the heavily trafficked N84 National Road at an unimproved section of single carriageway where the maximum speed limit of 100km/h applies. Based on the information submitted, the submission received from TII, an intensification of use proposed, the absence of demonstrating compliant and satisfactory entry and exit sightlines from the proposed entrance in accordance with TII standards and DM Standard 28 of the Galway County Development Plan 2022-2028, and in the absence of Transport and Traffic Assessments and a Road Safety Audit, in conjunction with the consideration of the N84 road layout that entails a continuous white line at midpoint of carriageway, the sub optimum vertical and horizontal alignment in the immediate vicinity of proposed development entrance coupled with the substandard visibility pertaining to generated turning movements that would arise as a result of the proposed development and proximity of junction with the L6132, the development contravenes National Policy the DoECLG Spatial Planning and National Roads Guidelines for Planning Authorities (2012) and policy objectives NR 1, NR 3 and NR 4 respectively and DM Standards 26 and 28 of the Galway County Development Plan 2022-2028. Therefore, it is considered that if permitted as proposed, the development would interfere with the safety and free flow of traffic on the public road and would endanger public safety by reason of traffic hazard, obstruction of road users, or otherwise, and therefore would be contrary to the proper planning and sustainable development of the area.
2. The proposed development is located directly off the N84 national secondary road and within the GCTPS area, where consideration is given to the need of farm families to live on the family holding on a limited basis and to the functional need to live at this location. In this instance, based on the information submitted, it is considered the applicant has failed to satisfy the housing need requirements set out in policy objectives RH 2 and RH15 of the Galway County Development Plan 2022-2028. Accordingly, to grant approval for the proposed development would contravene policy objectives RH2 & RH15 and DM Standard 26 of the current County Development Plan, would endanger public safety by reason of traffic hazard, obstruction of road users or otherwise on a strategic restricted route and would thus be contrary the proper planning and sustainable development of the area. 2

1. Considering that the proposed development applies to a site section of the previously approved development under planning Ref. No. 24/61556, and with conditional permission granted on the 11th of November 2025, which is a live permission, to permit the proposed development would materially contravene the terms of the parent file reference no. 24/61556 and would therefore be contrary to the proper planning and sustainable development of the area.
2. Having regard to placemaking and design quality of the proposed development, it is considered that the siting, scale and building line footprint of the proposed development is incongruous with adjoining development, generating a visual impact which is contrary to Policy Objectives PM 1 – Placemaking, PM 8 – Character and Identity and PM10 – Design Quality of Galway Development Plan 2022-2028 and which would set an undesirable precedent for similar future development in the area. Also, the proposed development, by reason of the confined site configuration and deficient site layout design, poor quality of architectural design and private open space provision for the proposed residential units, would constitute a substandard quality of residential design and layout, which would be seriously injurious to the residential amenities of prospective occupants and to the character of place at this location. Therefore, if permitted as proposed, it would detract from the visual and general amenity of the prevailing environs and would materially contravene the policy objectives and development management standards of the current county development plan and would therefore be contrary to the proper planning and sustainable development of the area.
3. In the absence of sufficient information on the traffic management on site, it is considered that the proposed development would seriously infringe on visibility lines required in connection with the proposed parking spaces which are accessed from the existing carriageway serving the residential estate and which, consequently, would generate potential traffic hazards within the estate grounds. It is therefore considered that the proposed development would interfere with the safety and free flow of traffic and endanger public safety by reason of traffic hazard, obstruction of road users or otherwise and therefore would be contrary to the proper planning and sustainable development of the area.
4. Noting that the landscaping plan provided does not reflect the site layout and design of the proposed development, it is considered that the application as submitted offers no information as to the extent and intended finishes of the external spaces for the proposed development, nor satisfactory details as to their intended landscape treatment, with regard to proposed planting and/or retention of existing mature vegetation on site. To grant permission to the proposed development would materially contravene DM Standards 2, 11 and 47 of Galway County Development Plan 2022-2028 and would therefore be contrary to the proper planning and sustainable development of the area. 2