Pier Development Would Injure Character of Area - Planners
One of the reasons given by Galway County Council for refusing a three-unit development on the Pier Road was the inability of the public mains and infrastructure to cope with increased capacity - just weeks after An Bord Pleanala refused an application because the development was not big enough to fully exploit another village-centre site.
A controversial housing development, proposed for the Pier Road in Bearna, has been refused by Galway County Council.
The planning authority made its decision based on three main issues: impact to character of area, parking concerns, and inability of public mains and infrastructure to cope with the additional load - this comes just weeks after An Bord Pleanala refused an application because a development of 113 homes nearby was not big enough to fully exploit a village-centre site.
On February 8 last, objectors received a letter stating that the development at Heather Hill was to be refused because the number of units was not high enough. It stated:
"Having regard to the proposed density of development, it is considered that the proposed development would not be developed at a sufficiently high density to provide for an acceptable efficiency in serviceable land usage, given the proximity of the site to the built-up area of Bearna and Galway City, and to the established social and community services in the immediate vicinity."
The proposed development of 2 x three beds, and 1 x five bed houses fronting onto the main Pier Road. The existing Donnelly home is on the left of the drawing.
M O’Sullivan, c/o Sean Dockry & Associates Architects, had sought permission to build two three-bed houses and one five-bed house at Freeport - on the city side of the Pier Road.
In late September, a sign appeared on a telephone pole asking people to object to the application if they were concerned about the potential loss of the footpath leading down to the quay.
A concerned resident placed this sign on a telephone pole along the Pier Road in late September 2017.
Between September 22 and October 4, a total of 12 objections were lodged, raising fears over the impact on residential amenity and architecture, traffic congestion, pedestrian safety, parking, removal of part of the footpath, and because the development was out of character with the area.
“All of the issues raised in the submission have been taken into consideration when making a recommendation,” Galway County Council stated in its Planners Report this week.
“The existing residential dwellings along this road are part of a traditional terrace, and form part of the historic core of Barna. They are of a narrow configuration, narrow gable depth, have pitched roofs, and an uninterrupted building line.
“The applicant has submitted photomontages in order to demonstrate how the proposal would assimilate into the landscape. It is evident from these, that the proposed development is out of character with the existing development and, if permitted, would negatively impact on the unique setting and character of Pier Road, which is in the Barna Architectural Conservation Area (ACA). The applicant was advised of this at a pre-planning meeting on 3rd august 2017.
“The applicant is proposing parking spaces in front of the dwellings. As proposed, the cars have no circulation space, and have to back out onto the public road. The Pier Road is heavily trafficked by pedestrians and vehicles and to permit the development, as proposed, would be a traffic hazard.
“The proposed design, which is contemporary in nature, and the location of the site in an historic traditional part of Barna, it is considered that the proposed development would have a serious detrimental impact on the unique setting and character of Pier Road.
“The car parking proposal, which is on the street and perpendicular to the street, it is considered the proposal would pose a traffic hazard… a refusal is recommended.”
Location of the green-field site, on the city side of the Pier Road.
The report went on to say that the development was recommended for refusal on October 25 last for the following reasons: design, flooding, traffic safety, and lack of detail in relation to services i.e. sewer etc.
The applicant submitted further information on February 12 2018 in an attempt to address these issues. They included details regarding the foul sewer and water main, but no letter from Irish Water, and a flood risk assessment which concluded that the development was not at risk of flooding nor would cause flooding elsewhere. The Council was not so readily agreeable to the issue of parking, however.
Concern raised by community group, Pobal Bhearna, in its submission to the planning authority.
"A revised car parking proposal, which has reduced the number of on-street parking from five to three, and the number of perpendicular spaces from four to three.
"The applicant has argued that three perpendicular spaces were granted under pl. ref 13/693. However, since this permission the Design Manual for Urban Areas and Streets has been published, this type of car parking design is not compliant with the aforementioned national guidelines.
"In addition, no on-street parking was permitted, and such a proposal on this already congested road would interfere with the movement of traffic and pedestrians."
Galway County Council stated, in its letter to objectors, its reasons for refusal:
- The proposed development would have a serious detrimental impact on the unique setting and character of Pier road. To grant the development would seriously injure the visual amenities of the area, would adversely affect an architectural conservation area, therefore would be contrary to the proper planning and sustainable development of the area.
- Having regard to the fact that cars would have to reverse onto the public road to exit the site, and the proposal for on-street parking... to permit the proposed development would interfere with the safety and free flow of traffic on the public road, and endanger public safety by reason of traffic hazard or obstruction of road users.
- It has not been demonstrated to the satisfaction of the Planning Authority that the public mains and infrastructure has the capacity to cater for the additional loading from the proposed development. If permitted, it would be prejudicial to public health.