Refusal decisions · 12–18 Oct 2026

1. Having regard to the geometric characteristics of the local road, the proposed vehicular access onto the public road network is considered unsatisfactory, having regard to the siting of the proposed entrance on the inside radius of the public road, the absence of satisfactorily demonstrated sightlines in both directions in accordance with DM Standards 28 and 33(a) of the Galway County Development Plan 2022-2028, and the constraints arising from local drainage flow paths which preclude the provision and ongoing maintenance of a safe and satisfactory means of vehicular access. Furthermore, the significant scale of roadside boundary intervention required to facilitate the proposed access would negatively impact public road safety. Accordingly, 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 would therefore be contrary to the proper planning and sustainable development of the area.
2. Having regard to the location of the proposed development within a Class 4 landscape, the significant landscape sensitivity of the area, the overall height and design of the proposed dwelling, it is considered that the proposed development would not assimilate or integrate satisfactorily with the receiving landscape and would detract from the visual amenities and landscape character of the area. The proposed development would therefore contravene Policy Objective LCM1: Preservation of Landscape Character, Policy Objective LCM2: Landscape Sensitivity Classifications and Policy Objective LCM3: Landscape Sensitivity Ratings of the Galway County Development Plan 2022–2028 and would be contrary to the proper planning and sustainable development of the area. 3

1. Having regard to Policy Objective RH2 and Policy Objective RH4 of the Galway County Development Plan 2022-2028, it is considered that the applicant has not satisfactorily demonstrated that they meet the housing need criteria as set out in the Galway County Development Plan 2022-2028. 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 DM Standard 7 and Policy Objectives RH2 & RH4 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 therefore be contrary to the proper planning and sustainable development of the area.
2. The Planning Authority is not satisfied that sufficient justification has been provided for the proposed detached garage and the restoration of the existing vernacular sheds for ancillary storage purposes which together would result in an excessive level of ancillary accommodation relative to the requirements of the proposed dwelling. Furthermore, the applicant has failed to submit a structural assessment prepared by a suitably qualified professional demonstrating that the existing vernacular sheds are capable of being retained and restored as proposed. Having regard to the scale of the ancillary structures proposed, the extent of reconstruction required, the sensitive landscape setting of the site, and the provisions of DM Standard 6, DM Standard 8 and DM Standard 29 of the Galway County Development Plan 2023-2029, the proposed development would constitute an excessive and unjustified form of ancillary development and would be contrary to the proper planning and sustainable development of the area. 3

1. Having regard to Policy Objective RH16 of the Galway County Development Plan 2022-2028, it is considered that the applicant has not satisfactorily demonstrated that they meet the housing need criteria as set out in the Galway County Development Plan 2022-2028. 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 DM Standard 26 and Policy Objective RH16 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 therefore be contrary to the proper planning and sustainable development of the area.
2. The applicant has failed to demonstrate compliance with the requirements of DM Standard 28, with the western sightline not shown to the required extent and therefore failing to establish that the required visibility standards can be achieved. Notwithstanding the letter of consent for shared access provision to the site, lands under the control of the applicant for the purpose of access provision and works are not outlined in blue as required under Article 22 (2)(b) (ii) of the Planning and Development Regulations, 2001 (as amended). Consequently, the proposed access arrangement has not been adequately justified or assessed. 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.
3. The application documentation has failed to demonstrate soak pit or surface water disposal arrangements on the submitted drawings, and insufficient information has been provided to demonstrate how surface water arising from the proposed development will be appropriately managed. 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 67 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 mobile home and associated services currently on site does not have the benefit of planning permission and this application does not seek to regularise the unauthorised development. Therefore, the proposed development if permitted would perpetuate an unauthorised structure and use on site and would be contrary to current planning legislation and the proper planning and sustainable development of the area. 3

Having regard to the location of the site within an established residential area zoned Residential (R) under the Galway City Development Plan 2023–2029, the objective of which is to provide for residential development and associated support development while ensuring the protection of existing residential amenity and contributing to sustainable y! residential neighbourhoods, it is considered that the retention of the access door/gateway nl in the rear boundary wall of No. 7 The Green would create an inappropriate physical and functional connection between an existing dwelling and an adjoining separately O functioning property. The development would undermine the established rear boundary es arrangement, would be injurious to the residential amenity and character of the area, and would set an undesirable precedent for similar rear-boundary access arrangements within os established residential areas. The development would therefore be contrary to the rp Residential (R) zoning objective of the Galway City Development Plan 2023–2029 and to the proper planning and sustainable development of the area. Pu n tio p ec ns -I SIGNED: ___________________ ity Director of Services or Urban Development th Au DATE: 16/10/2026 ng ni an Pl ity C ay w al G

1. Having regard to the existing structure on site which has not been demonstrated as being an existing family home to the requirements of Policy Objective RH 6 contained in the Galway County Development Plan, 2022-2028, and having regard to the limited 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 MASP and 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 original derelict structure on site currently uninhabitable, 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 RH1 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 onto/from the local public road network as indicated on the site layout plan, 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, the vehicular access point has not been in use as a residential access point for a prolonged period of time and it is considered the significant scale of roadside intervention that will be required to the south 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. 3 SCHEDULE REFERRED TO - PLANNING REFERENCE NO. 26/61448
4. Based on the information submitted, the planning authority are not satisfied that the existing septic tank system onsite can adequately treat and dispose of the effluent arising from the proposed development. Accordingly, to grant the proposed development would be prejudicial to public health, would be contrary to Objective WW6 and DM Standard 38 of the Galway County Development Plan 2022-2028, would pose an unacceptable risk to surface water and be contrary to the proper planning and sustainable development of the area. 4

1. The Planning Authority notes that the applicant has not submitted sufficient information to demonstrate that the dwelling house and other structures on site, including associated site services, constitute authorised development. In the absence of evidence confirming the authorised status of these elements, the Planning Authority cannot satisfactorily assess the proposed development. Additionally, the development description is misleading as it does not truly represent the extent of the structures and development on site. 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.
2. Considering the lack of information submitted on the existing unauthorised effluent treatment system or the condition and capacity of same, 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. The application does not include any justification for the retention of the one bedroom apartment on site or sufficient information on the proposed use of same. Therefore, the applicant has not satisfactorily complied with the requirements of the DM Standards in the Galway County Development Plan 2022-2028 including DM Standard 5. Accordingly to grant the proposed development would materially contravene DM Standard 5 of the Galway County Development Plan 2022-2028, and therefore, would be contrary to the proper planning and sustainable development of the area. Advisory note: Any future application must satisfactorily demonstrate the extent and planning history of all existing development on site. 3

1. The Planning Authority is not satisfied that the submitted wastewater treatment proposals have been appropriately designed and assessed having regard to the scale and occupancy potential of the development proposed. The submitted Site Characterisation Form, wastewater treatment proposals and associated calculations were prepared on the basis of a four-bedroom dwelling with a design population equivalent of 6 PE. The current application proposes a seven-bedroom dwelling which requires assessment on the basis of a design population equivalent of 9 PE in accordance with the EPA Code of Practice for Domestic Waste Water Treatment Systems (Population Equivalent ≤10). Furthermore, no revised wastewater treatment calculations, polishing filter sizing calculations or updated supporting assessment have been submitted demonstrating the adequacy of the proposed wastewater treatment arrangements for the development now proposed. Having regard to the location of the site within a Regionally Important Aquifer with an Extreme Vulnerability rating and the requirements of DM Standard 38 of the Galway County Development Plan 2022-2028, the Planning Authority is not satisfied that the proposed wastewater treatment system and associated effluent disposal arrangements would adequately protect groundwater quality. The proposed development would therefore be contrary to DM Standard 38 of the Galway County Development Plan 2022-2028, the EPA Code of Practice for Domestic Waste Water Treatment Systems (Population Equivalent ≤10), 2021 and would be contrary to the proper planning and sustainable development of the area.
2. Having regard to the overall scale, footprint, ridge height, massing, bulk and visual presence of the proposed dwelling, the Planning Authority considers that, notwithstanding the revisions made from the development previously refused under Pl. Ref. 26/60361, including the removal of the basement level, omission of the detached garage, reduction in floor area and simplification of certain elevational treatments, the proposed dwelling remains excessive in scale and has failed to sufficiently address the concerns identified in the previous refusal. The Planning Authority is not satisfied that the proposed development adequately reflects the principles of simplicity of form, appropriate scale, visual integration and reduced massing promoted within Appendix V - Design Guidelines for the Single Rural House. The proposed dwelling, by reason of its substantial floor area of approximately 615sqm, seven-bedroom layout, ridge height of approximately 9.15m, extensive footprint and overall bulk, would constitute an overly dominant form of development which would fail to assimilate satisfactorily into the receiving rural landscape and would not respect the established character and identity of the area. Accordingly, the Planning Authority considers that the proposed development is contrary to Policy Objective RH9, DM Standard 8 and Appendix V - Design Guidelines for the Single Rural House of the Galway County Development Plan 2022-2028 and would materially contravene Condition 4 of Planning Permission Pl. Ref. 25/60801. The proposed development would therefore be contrary to the proper planning and sustainable development of the area. 3

1. Based on the information submitted, the proposed development entrance will generate overlapping visibility splays, and traffic conflicts that will arise precluding the provision, and maintenance of a safe and satisfactory means of vehicular access, in conjunction with the absence of satisfactorily demonstrated sightlines in both directions. The scale of roadside boundary intervention that will be required including traversing lands outside the control of applicant whilst negatively impact public road 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 NNR 2, and DM Standards 28 of the Galway County Development Plan 2022-2028.
2. Having regard to the proposed site configuration and siting of the proposed development, in conjunction with the proposed substandard access to serve same, the Planning Authority is not satisfied that the proposed development would effectively assimilate into the local landscape. The Planning Authority has serious concerns that the proposed development would set an undesirable precedent for similar future development in the immediate area by way of the proposed substantial internal access road and that the proposed siting and configuration of the proposed development constitutes as disorderly and haphazard development. It is considered that if permitted as proposed the development would contravene materially DM Standard 8, and DM Standard 29 contained in the Galway County Development Plan 2022-2028. Accordingly, to grant the development as proposed, would interfere with the character of the landscape, would detract from the visual amenity of the area, would set an undesirable precedent for similar developments in the area, would militate against the preservation of the rural environment, would materially contravene an objective 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. 3

Reasons under review. View the official case.