Housing Development at Trusky East, Bearna, Co. Galway - Statement of Consistency

 
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Housing Development at Trusky East, Bearna, Co. Galway - Statement of Consistency
Housing Development at Trusky East,
        Bearna, Co. Galway
       Statement of Consistency
Housing Development at Trusky East, Bearna, Co. Galway - Statement of Consistency
180226 - Housing Development Trusky East, Bearna Statement of Consistency

DOCUMENT DETAILS

Client:                        Burkeway Homes Limited

Project title:                 Housing Development at Trusky East,
                               Bearna Co. Galway

Project Number:                180226

Document Title:                Housing Development Trusky East,
                               Bearna Statement of Consistency

Doc. File Name:                SHDSOC F1-2018.02.20-180226

Prepared By:                   McCarthy Keville O’Sullivan Ltd.
                               Planning & Environmental Consultants
                               Block 1, G.F.S.C.
                               Moneenageisha Road, Galway

Document Issue:
Rev   Status   Issue Date   Document File Name                              Author(s)       Approved By:
01    Draft    20.03.2018   SHDSOC D1-2018.03.20-180226                     CH              CR/GMcC

01    Final    30.07.2018   SHDSOC F1-2018.07.11-180226                     CH              GMcC
Housing Development at Trusky East, Bearna, Co. Galway - Statement of Consistency
180226 - Housing Development Trusky East, Bearna Statement of Consistency

                                                                                                Table of Contents

1       Introduction ............................................................................................ 1
    1.1         Preamble...................................................................................................................1
    1.2     Pre- Planning Consultations.....................................................................................1
       1.2.1 Galway County Council ............................................................................................1
       1.2.2 Other preplanning consultations ............................................................................2
       1.2.3 Consultation with An Bord Pleanala and Galway County Council:.........................2
    1.3         Site Location and Context .........................................................................................3
    1.4         Proposed Development .............................................................................................4
    1.5     Planning History .......................................................................................................5
       1.5.1 Overview of previous application submitted under Planning Reference ABP-
       300009-17 .............................................................................................................................5
       1.5.2 Other Relevant Planning History ............................................................................6
    1.6     Designations, Flooding and Heritage........................................................................8
       1.6.1 Natura 2000 sites: ...................................................................................................8
       1.6.2 Flooding: ..................................................................................................................8
       1.6.3 Historic Environment and Built Heritage: ..............................................................9

2       Planning Policy Context ....................................................................... 10
    2.1         National Planning Framework................................................................................10
    2.2         Regional Planning Guidelines for the West Region 2010-2022 ..............................10
    2.3     Sustainable Residential Development in Urban Areas Guidelines (Cities, Towns &
    Villages), 2009 ......................................................................................................................10
    2.4         Galway County Development Plan 2015-2021 ........................................................11
    2.5         Variation No.2(a) to the Galway County Development Plan 2015-2021 (Bearna
    Plan)       11
    2.6         Galway Transportation and Planning Study............................................................12
    2.7         Gaeltacht Local Area Plan 2008-2018.....................................................................12
    2.8         Galway County Council Development Contribution Scheme 2016..........................12

3       Planning Compliance ASsessment ....................................................... 13
    3.1      Principle of the Proposed Development .................................................................13
       3.1.1 Variation No.2(a) to the Galway County Development Plan 2015-2021 ............... 13
          3.1.1.1 Residential Development Phasing ................................................................ 17
    3.2     Compliance with Core Strategy ..............................................................................17
       3.2.1 Assessment of current Phase 1 allocated lands in Bearna ................................. 18
       3.2.2 Assessment of current Phase 1 allocated lands in Oranmore: ........................... 21
    3.3      Design Approach .....................................................................................................23
       3.3.1 House Types .......................................................................................................... 25
       3.3.2 Private and Communal Open Space ..................................................................... 26
          3.3.2.1 Communal Open Space ................................................................................. 26
          3.3.2.2 Private Open Space ........................................................................................ 26
Housing Development at Trusky East, Bearna, Co. Galway - Statement of Consistency
180226 - Housing Development Trusky East, Bearna Statement of Consistency

        3.3.3       Demolition of Existing Derelict Shed .................................................................... 27
        3.3.4       Community Room .................................................................................................. 27
        3.3.5       Crèche ................................................................................................................... 27
    3.4     Traffic and Transport ..............................................................................................28
       3.4.1 Compliance with Design Manual for Urban Roads and Streets ........................... 28
       3.4.2 Car Parking ........................................................................................................... 29
       3.4.3 Roads and Footpaths ............................................................................................ 29
    3.5         Landscape Character and Views .............................................................................30
    3.6         Impact on the Gaeltacht ..........................................................................................30
    3.7         Part V Requirements...............................................................................................31
    3.8         Water Services ........................................................................................................32
    3.9         Flood Risk ...............................................................................................................32
    3.10        Ecology and Natura 2000 Sites ...............................................................................32
    3.11        Landscaping ............................................................................................................32
    3.12        Community Gain ......................................................................................................33
    3.13        Development Contributions ....................................................................................33

4       Conclusion ............................................................................................ 35
1       Assessment of Potential Environmental Impacts ................................. 37
    1.1         Legislative Context .................................................................................................37
    1.2         Screening for Mandatory EIA ..................................................................................37
    1.3     Information Required by Annex II (A) of 2014/52/EU ..............................................38
       1.3.1 Physical Characteristics of the Project ................................................................ 38
       1.3.2 Location of the Project, with regard to the Environmental Sensitivities of
       Geographical Areas Likely to be Affected .......................................................................... 39
       1.3.3 Description of Aspects of the Environment likely to be Significantly affected by
       the Project .......................................................................................................................... 40
    1.4         Screening Statement with Reference to Annex III EU Directive 2014/52/EU .........43
    1.5         Screening for Sub-threshold EIA and Conclusion ..................................................49
Appendices

Appendix 1              Assessment of Potential Environmental Impacts

Appendix 2              Statement of Consistency
Housing Development at Trusky East, Bearna, Co. Galway - Statement of Consistency
180226 - Housing Development Trusky East, Bearna Statement of Consistency

1     INTRODUCTION
1.1   Preamble
      This Statement of Consistency, which has been prepared by McCarthy Keville
      O’Sullivan (MKO), supports an application to An Bord Pleanala (ABP) under the
      Planning and Development Act 2000 (As amended by the Residential Tenancies Act
      2016). This application is made pursuant to a Notice of Pre- Application Consultation
      Opinion Issued by the Board on 25 May 2018 (Ref. ABP-301346-18).

      The proposed residential development has been prepared in accordance with the
      Ministerial Guidelines, the requirements of Galway County Development Plan 2015-
      2021, and the Variation No.2(a) to the Galway County Development Plan 2015-2021. This
      Statement of Consistency also includes details in respect of the proposed development
      in relation to the site location and context, the development description and the
      relevant planning history and compliance with the development plan policies.

      This report provides a comprehensive assessment of the proposed development’s
      consistency with the relevant planning policy documents at national, regional and local
      levels. The following policy documents are considered in both the main body of the
      report and the appendices;

                Project Ireland 2040 National Planning Framework;
                Action Plan for Housing and Homeless, Rebuilding Ireland, July 2016;
                Sustainable Residential Development in Urban Areas Guidelines 2009 and the
                 associated Urban Design Manual;
                Sustainable Urban Housing – Design Standards for New Apartments (2015);
                Childcare Facilities Guidelines for Planning Authorities (2001)
                Smarter Travel – A New Transport Policy for Ireland (2009-2020);
                Appropriate Assessment of Plans and Projects in Ireland – Guidance for
                 Planning Authorities (2009);
                Design Manual for Urban Roads and Streets (2013);
                Regional Planning Guidelines for the West Region 2010-2022;
                Galway County Development Plan 2015-2021; and

1.2   Pre- Planning Consultations

1.2.1 Galway County Council

      Prior to the submission of this request to enter into pre-planning consultation with
      ABP, the applicant team, on 15th March 2018, undertook formal pre-planning
      consultations with Galway County Council. The pre-planning meeting primarily focused
      upon the following:

                Overview of An Bord Pleanála Decision Ref. 300009-17;
                Site Layout;
                Development Mix;
                Density;
                Open Space;
                Site Access and Services;
                Pedestrian Connectivity and discussion of the implementation of Option 5

      McCarthy Keville O’Sullivan Ltd.                                                                          1
Housing Development at Trusky East, Bearna, Co. Galway - Statement of Consistency
180226 - Housing Development Trusky East, Bearna Statement of Consistency

              as outlined in the previous application (Pl. Ref. 300009-17);
             Part V.

      A note of the pre-planning discussion, prepared by McCarthy Keville O’Sullivan
      accompanies this request.

1.2.2 Other preplanning consultations
      In advance of the submission of this Section 5 request to enter into preplanning
      consultations, discussions were held with the following stakeholders

      Table 1.2: Consultees/ Stakeholders
       Description of development
           Galway County Council (Roads)
           Galway County Council (Housing)
           Irish Water
           Inland Fisheries Ireland

1.2.3 Consultation with An Bord Pleanala and Galway County Council:
      Following consultations with Galway County Council, a request to enter into pre-
      planning consultations with ABP was submitted on 29th March 2018 and a pre-
      planning consultation meeting was held on 4th May 2018. An Bord Pleanala issued a
      Notice of Pre- Application Consultation Opinion on 25th May 2018, which identified three
      items to be addressed, in order for the application to constitute the reasonable basis
      for a Strategic Housing Application. These Items were as follows:

      Three items were identified to addressed and were as follows:
          Item 1: Layout - Dwelling unit distribution;
          Item 2: Movement through the site;
          Item 3: Connections to Bearna Village Centre;

      The Board also requested, pursuant to article 285(5)(b) of the Planning and
      Development Act 2000 (As amended by the Residential Tenancies Act 2016), the
      provision of the following specific information;

          1.     A site layout plan outlining those units located within the residential zoned
                 lands and within the Environmental Management Zone in the context of zoning
                 provisions within the current Bearna Local Area Plan;
          2.     Full and complete drawings, including levels and cross sections showing the
                 relationship between the proposed development and existing Heather Hill
                 (Cnoc Fraoigh) housing estate to the west;
          3.     Relevant photomontage images that show the proposed development from a
                 variety of viewpoint locations around Bearna Village should be provided;
          4.     Childcare demand analysis and the likely demand for childcare places
                 resulting from the proposed development. In the event that a creche facility is
                 not proposed a detailed assessment of the existing and likely future provision
                 of childcare facilities in the area and how these would meet demand;
          5.     Detailed analysis that shows the achievement of an acceptable residential
                 density, in terms of gross and net residential density per hectare. The
                 inclusion, or otherwise, of open space within these calculations should be
                 clearly justified at application stage;

      McCarthy Keville O’Sullivan Ltd.                                                                          2
Housing Development at Trusky East, Bearna, Co. Galway - Statement of Consistency
180226 - Housing Development Trusky East, Bearna Statement of Consistency

          6.  A schedule of accommodation and a long-term management and maintenance
              structures plan, in accordance with section 6 of the Sustainable Urban
              Housing: Design Standards for New Apartments Guidelines for Planning
              Authorities 2018;
          7. A Construction and Demolition Waste Management Plan;
          8. Detailed phasing plan, that demonstrates the provision of suitable and
              appropriate levels of public open space and mix of house types in each phase;
          9. Sufficiently detailed drawings that show the proposed pedestrian and vehicular
              bridges over the Trusky stream;
          10. Details, including photographic samples, of the materials, colours and textures
              of all the external finishes to the proposed buildings, having regard to the need
              for low maintenance/high quality finishes that take account of the climatic
              characteristics of the area.

      A Statement of Response has been prepared by MKO, detailing how each of the items
      outlined in the pre-application consultation opinion from An Bord Pleanála (APB) have
      been addressed in full by the applicant and design team prior to lodgement of this
      application to ABP.

1.3   Site Location and Context
      The subject site is located in Bearna, a coastal village, approximately 6 kilometres to
      the west of Galway City. The site is accessed via an existing residential development at
      Trusky East, called Cnoc Fraoigh. The subject lands measure 7.2 hectares in area, are
      generally arranged in a rough inverted L shape and is at a broadly similar level to the
      adjacent residential development.

      The site is currently formed of scrubland and rough agricultural grazing and the lands
      are generally bounded to the north, east and south by existing stone walls. The western
      boundary is generally defined by a 2-metre-high block wall to the rear of the existing
      dwellings at Cnoc Fraoigh and to the north west by native stone walls. The site is
      traversed in a north-south direction by the Trusky East stream. The location of the
      proposed site in the context of the available aerial photography is shown in Figure 1.1
      below.

      Figure 1.1 – Site Location Plan (Site Boundary Indicative Only)

      McCarthy Keville O’Sullivan Ltd.                                                                          3
Housing Development at Trusky East, Bearna, Co. Galway - Statement of Consistency
180226 - Housing Development Trusky East, Bearna Statement of Consistency

1.4   Proposed Development

      The development will consist of the demolition of existing outbuildings and the
      construction of 197 No. new dwellings comprising
                   2 no. 4 bed detached dwelling houses (Type 2);
                   1 no. 4 bed detached dwelling houses (Type 2A);
                   5 no. 4 bed detached dwelling houses (Type 4);
                   3 no. 4 bed detached dwelling houses (Type 4A);
                   12 no. 4 bed semi-detached dwelling houses (Type 5);
                   3 no. 4 bed semi-detached dwelling houses (Type 5A);
                   1 no. 4 bed semi-detached dwelling houses (Type 5C);
                   1 no. 4 bed semi-detached dwelling houses (Type 5D);
                   1 no. 4 bed semi-detached dwelling houses (Type 5E);
                   31 no. 3 bed semi-detached dwelling houses (Type 6);
                   7 no. 3 bed semi-detached dwelling houses (Type 6A);
                   4 no. 2 bed two storey terraced houses (Type 7);
                   2 no. 3 bed two storey terraced houses (Type 7A);
                   16 no. 3 bed two storey terraced houses (Type 9);
                   6 no. 3 bed two storey terraced houses (Type 9 A);
                   12 no. 3 bed two storey terraced houses (Type 9 B);

      A total of 10 no. apartment blocks are also proposed, ranging between three and four
      storeys in height, and which contain a total of 9 no. 1 bed apartments, 51 no. 2 bed
      apartments and 6 no. 3 bed apartments. The apartment blocks also contain 24 no. 3
      bed duplex / own door apartment units.

      The proposed development also includes the construction 1 no single storey multi-
      purpose community room, 3 no. vehicular and 4 no. pedestrian link bridges, provision
      of visitor parking areas, associated bicycle and bin storage areas, public realm
      landscaping including shared public open space and public lighting, decommissioning
      an existing wastewater treatment plant, provision of all associated surface water and
      foul drainage services and connections, ancillary to the residential development,
      pedestrian and vehicular access from the L-1321 via the Cnoc Froaigh development
      located immediately west of the proposed site as well as all associated site
      development works and services.

      It should also be noted that a communal sewage treatment plant which serves the
      existing 21 dwellings within the Cnoc Fraoigh estate adjacent to the application site will
      be decommissioned and fully removed from the site. Wastewater from all the existing
      and new dwellings will connect to the existing village pipe network which is connected
      to the main Galway City Sewage Treatment Plant. A pre- connection enquiry letter from
      Irish Water confirms that there is sufficient capacity within the existing network to
      accommodate the proposed development.

      McCarthy Keville O’Sullivan Ltd.                                                                          4
Housing Development at Trusky East, Bearna, Co. Galway - Statement of Consistency
180226 - Housing Development Trusky East, Bearna Statement of Consistency

1.5   Planning History

1.5.1 Overview of previous application submitted under Planning Reference
      ABP-300009-17

      Following consultations with Galway County Council, a request to enter into pre-
      planning consultations with An Bord Pleanala (The Board) was submitted on 27 August
      2017 and a subsequent pre- planning consultation meeting was held on 4 September
      2017. The Board issued a Notice of Pre- Application Consultation Opinion on 21
      September 2017, which stated that the Board ‘is of the opinion that the documents
      submitted with the request to enter into consultations require further consideration
      and amendment to constitute a reasonable basis for an application for strategic
      housing development’.

      Four items were identified to addressed and were as follows:
          Density;
          Connections to Bearna Village Centre;
          Public Open Space;
          Flooding.

      An application was submitted to An Bord Pleanala on the 23rd October 2017, following
      which comments were received from three prescribed bodies being;

                Minister for Culture, Heritage and the Gaeltacht (Development Applications
                 Unit);
                Údarás na Gaeltachta;
                Irish Water

      No objections were raised to the proposed development from any prescribed bodies.

      A number of third party submissions were received, primarily from persons with an
      address in the Cnoc Fraoigh residential development and related to the following:

                Principle of development
                Access and Transportation
                Drainage/Flooding
                Amenity

      On 6th February 2018, planning permission was refused for a 113-unit Strategic
      Housing Development. In their direction, the Board considered that the “density of the
      proposed development was contrary to the provisions of the Guidelines for Planning
      Authorities on Sustainable Residential Development in Urban Areas (2009), which was
      not considered to 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 Beama and Galway City”. Furthermore, it was considered that the
      “development as proposed did not have an adequate mix of dwelling types, being
      predominantly semi-detached and detached housing”.

      The current application has been designed to specifically address the concerns of An
      Bord Pleanala.

      McCarthy Keville O’Sullivan Ltd.                                                                          5
Housing Development at Trusky East, Bearna, Co. Galway - Statement of Consistency
180226 - Housing Development Trusky East, Bearna Statement of Consistency

1.5.2 Other Relevant Planning History
      Table 1.2 below provides a list of the other relevant planning applications in the vicinity
      of the subject lands and has been compiled following a review of Galway County
      Council’s Planning Register in respect of the subject lands:

      Table 1.2: Subject and adjoining Lands - Planning History
       Planning          Applicant       Description of                         Decision
       Ref                               development
       03/4315           C&T             Application      for      the          Granted
                         Development     demolition    of     existing
                         Ltd.            dwelling, construction of 22
                                         no. 2 storey dwellings with
                                         treatment      plant     and
                                         associated site works

       04/3846           C&T             Application for replacing              Granted
                         Developments    two storey semi- detached
                         Ltd             dwellings with 5 no.
                                         detached       two    storey
                                         dwellings,           revised
                                         boundaries/driveways      to
                                         sites 9 to 16 and associated
                                         external works (gross floor
                                         space 5320sqm)

       04/4249           C&T             Application for construction           Refused
                         Developments    of 15 no. two storey
                         Ltd             dwellings and associated
                                         external      works       at
                                         previously          granted
                                         residential    development
                                         (03/4315)

       06/903            C&T             Application to relocate a              Granted
                         Developments    wastewater       treatment
                                         system (originally granted
                                         under planning permission
                                         no's 03/4315 and 04/3846)

       09/1278           Liam O'Toole    Application      for    the            Granted by Galway
                                         demolition    of     3  No.            County Council but
                                         sheds/outbuildings,     the            refused by An Bord
                                         construction of 94 No.                 Pleanála (under
                                         dwellings comprising of; 54            reference no Pl. 07.
                                         No. two storey semi-                   236240),
                                         detached units, 20 No. two
                                         storey     terrace     units
                                         comprising of 5 No. terrace
                                         blocks, 16 No. two storey
                                         detached units, 4 No.
                                         bungalow units, 3 No. two
                                         and a half storey buildings
                                         comprising of 5 No.

      McCarthy Keville O’Sullivan Ltd.                                                                          6
180226 - Housing Development Trusky East, Bearna Statement of Consistency

 Planning          Applicant       Description of                         Decision
 Ref                               development
                                   commercial/retail units, 10
                                   No. apartments and a
                                   creche, the provision of
                                   parking    and    ancillary
                                   delivery     areas,     the
                                   construction of 3 No. link
                                   bridges, 4 No. ancillary
                                   storage area

 ABP-              Burkeway        The demolition of existing             Refused by An Bord
 300009-           Homes           outbuildings      and      the         Pleanala on 6th February
 17                Limited         construction of 113 No. new            2018
                                   dwelling               houses
                                   comprising; 46 no. 2 storey
                                   detached units; 64 no. 2
                                   storey       semi-detached
                                   units, and 3 no. 2 storey
                                   terraced      units.      The
                                   proposed development also
                                   includes the construction of
                                   2 no. vehicular and 6 no.
                                   pedestrian link bridges,
                                   provision of visitor parking
                                   areas,       public realm
                                   landscaping         including
                                   shared public open space
                                   and      public      lighting,
                                   decommissioning             an
                                   existing         wastewater
                                   treatment plant, provision
                                   of all associated surface
                                   water and foul drainage
                                   services and connections,
                                   ancillary to the residential
                                   development, pedestrian
                                   and vehicular access from
                                   the L-1321 via the Cnoc
                                   Froaigh         development
                                   located immediately west
                                   of the proposed site as well
                                   as all associated site
                                   development works and
                                   services.

As can be seen from the above summary of planning history, there are a total of six
separate relevant planning applications associated with the subject lands and the
adjacent residential development. The existing Cnoc Fraoigh houses were developed
under the terms of Pl. Ref. No’s. 03/4315 and 04/3846 and, in addition, the waste water
treatment plant was permitted under Pl. Ref. No. 06/903.

Permission was refused for 96 dwellings (incl. commercial/ retail development) on the
subject lands under Pl. Ref. 09/1278 and An Bord Pleanála Ref. no: PL 07.236240. In

McCarthy Keville O’Sullivan Ltd.                                                                          7
180226 - Housing Development Trusky East, Bearna Statement of Consistency

        this case, a recommendation to grant permission was made by Galway County Council
        subject to 31 no. conditions. This decision was then the subject of the 3rd party appeal
        and the sole reason for refusal related to sewerage capacity and reads as follows:

                   ‘It is proposed to treat the effluent from the proposed development in
                   an on-site wastewater treatment plant, prior to discharge of the
                   effluent to Mutton Island Sewerage Treatment Plant via a pumping
                   station in Bearna. Having regard to the limited capacity of the Mutton
                   Island Sewerage Treatment Plant to accommodate the additional
                   hydraulic loading the proposed development would generate, the
                   proposed development would pose an unacceptable risk of water
                   pollution and would be prejudicial to public health. The proposed
                   development, by itself and the undesirable precedent it would set for
                   similar such piecemeal development, would be premature, pending
                   the upgrading of the existing Mutton Island Sewerage Treatment Plant
                   or the operation of an alternative public sewerage treatment plant for
                   the Bearna area. The proposed development would, therefore, be
                   contrary to the proper planning and sustainable development of the
                   area.’

        The current design team have however engaged in consultations with Irish Water who
        have confirmed that there is sufficient capacity to accommodate the proposed
        development and accordingly the reason for refusal, as outlined above has been
        overcome.

1.6     Designations, Flooding and Heritage

1.6.1   Natura 2000 sites:
        The subject land is not located within the boundary of any Natura 2000 sites. There are
        however a number of designated areas located within the vicinity of application site,
        which include the following;

        Table 1.3: Designated Sites
         Site Name and Code                                Distance from the proposed
                                                           development
         Galway Bay Complex SAC (000268)                   1.2 km east
         Inner Galway Bay SPA (004031)                     1.3 km east

        In this regard an Ecological Impact Assessment and an Appropriate Assessment
        Screening Report have been prepared to accompany this application and more detail is
        given in respect of this matter later in this report. In addition, a Bat Survey was carried
        out by MKO, which concluded that the “development of this site for residential housing
        will have negligible effect on the local bat populations” and the existing outbuilding
        does not support any bat roosts.

1.6.2   Flooding:
        Portions of the site are identified as being located within Flood Zone A (1:100 year flood
        risk) and Flood Zone B (1:1000 year flood risk) respectively. A Floodrisk Assessment,
        prepared by O’Connor Sutton Cronin & Associates, accompanies this application. In
        relation to flooding it is also noted that as part of the previous application, a number of
        submissions highlighted flood risk and included photos that appeared to show flooding
        to the south-eastern corner of the subject site, adjacent to the existing Cnoc Fraoigh
        estate.

        McCarthy Keville O’Sullivan Ltd.                                                                          8
180226 - Housing Development Trusky East, Bearna Statement of Consistency

        O’Connor Sutton Cronin (OCSC) have carried out a review (See Section 4.3 of the – Site
        Specific Flood risk Assessment) of the photos of apparent flooding at the site, and have
        confirmed that the source of the water was unrelated to the Trusky East Stream and
        was caused as a result of the topography of the site preventing rainwater from the Cnoc
        Fraoigh estate draining into the adjacent watercourse. Furthermore, OCSC have
        confirmed that this can and has been resolved as part of the surface water drainage
        design.

        It should also be noted that as part of the previous SHD application (ABP-300009-17),
        both Galway County Council and the Board’s Inspector reviewed and discounted issues
        of potential flooding on the subject site, outside of the site specific identified flood
        zones.

1.6.3   Historic Environment and Built Heritage:
        A desktop review of the National Monuments survey mapping indicates that there are
        no archaeological records on the site. Furthermore, the site does not contain any
        structures included within the Record of Protected Structures (RPS) which
        accompanies the Galway County Development Plan. As part of the most recent
        application on the subject site, the scheme was reviewed by the Development
        Applications Unit of the Department of Culture, Heritage and the Gaeltacht. In this
        regard, no objections were raised in relation to proposed development, in terms of
        impact on National Monuments.

        McCarthy Keville O’Sullivan Ltd.                                                                          9
180226 - Housing Development Trusky East, Bearna Statement of Consistency

2     PLANNING POLICY CONTEXT
2.1   National Planning Framework
      The Department of Housing, Planning, Community and Local Government recently
      published the National Planning Framework (NPF) entitled ‘Ireland 2040‘’ to succeed
      the NSS. The NPF comprises the Government’s proposed long-term strategic planning
      framework to guide national, regional and local planning and investment decisions
      over the next 25 years. The NPF is a high-level document which provides a framework
      for future development and investment in Ireland, providing a long-term and place-
      based aspect to public policy and investment, and aiming to coordinate sectoral areas
      such as housing, jobs, transport, education, health, environment, energy and
      communications, into an overall coherent strategy.

2.2   Regional Planning Guidelines for the West Region 2010-2022
      The Regional Planning Guidelines (RPGs) for the West Region have given effect to
      national population targets assigned by the Department of the Environment,
      Community and Local Government, by designating a maximum target at County level,
      as outlined within the Galway County Development Plan.

2.3   Sustainable Residential Development in Urban Areas Guidelines
      (Cities, Towns & Villages), 2009

      Bearna is located approximately 6km from Galway city, and is identified in the Galway
      County Development Plan (GCDP) as being located within Tier 1 - Galway Metropolitan
      Area (GMA), which is an identified gateway and vital economic driver for the entire
      West region. The GCDP states that significant employers include large public service
      and industrial organisations that draw employees for the network of satellite towns
      surrounding the City.

       Section 2.6.2 of the GCDP states in relation to the GMA, the future prosperity of towns
      and villages near the city and the quality of life of people living within the commuter
      band around Galway city depend on the gateway and GMA retaining its dynamic growth
      trend. It continues by stating that given it attracts significant inward investment and is
      a provider of regional services and facilities it is essential that the regional settlement
      strategy provides for the sustainable, dynamic development of the Galway Gateway
      and GMA to support the economic growth of the region.

      The Board, in the previous SHD application (ABP-300009-17) acknowledged the
      “disparity between the vision for Bearna as set out in the ‘Strategic Vision for Bearna’
      as outlined in the LAP and its role as set out in the County Development Plan, top of
      the hierarchy as part of the GMA”. It was further noted that, in isolation, Bearna reads
      as a village/small town with a population of less than 2000 persons, however, in the
      Inspectors opinion, “it shouldn’t be examined in such isolation and should instead be
      assessed more strategically in terms of its role within the county hierarchy.”

      In this regard, the inspector concluded that the subject site should be classified as an
      ‘Outer Suburban/Greenfield’ site associated with cities and larger towns, with a
      density in the general range of 35-50 dwellings per hectare as per Section 5.11 of the
      guidelines.

      McCarthy Keville O’Sullivan Ltd.                                                                         10
180226 - Housing Development Trusky East, Bearna Statement of Consistency

      The proposed development has a development density of 35 units per hectare when
      calculated based upon net development area, which excludes the OS zone which
      dissects the subject site. The proposed development therefore complies with the
      Guidelines for Planning Authorities on Sustainable Residential Development in Urban
      Areas’ (May 2009).

2.4   Galway County Development Plan 2015-2021
      The overall development context of Bearna is set within the context of the County
      Development Plan and the site is governed by the policies and provisions contained in
      the Galway County Development Plan 2015-2021 (CDP). The extant plan was adopted
      by the Members of Galway County Council on 26th January 2015 and the Plan is effective
      from 23rd February 2015.

      The CDP sets out an overall strategy for the proper planning and sustainable
      development of the functional area of Galway County Council. Chapter 2 sets out the
      overarching Spatial Strategy of the County, references the development options
      considered for the growth and details the preferred development option chosen. It
      details the Core Strategy, and sets out the application of regional population targets to
      the settlement hierarchy determined as part of the Spatial Strategy.

      The Core Strategy is an integral component of the Spatial Strategy. It transposes the
      population targets for Galway set out in the Regional Planning Guidelines and allocates
      them throughout the County, which in turn determines the Settlement Hierarchy and
      provides a rationale for the amount and location of land required to accommodate the
      anticipated growth..

      The Core Strategy Table in the current CDP includes a list of all key towns and larger
      villages and provides a population growth allocation for each for the period 2015 to
      2021. The Core Strategy Table also includes an assessment of the quantum of
      residentially-zoned land available to meet the population growth allocation. Bearna
      along with Oranmore forms part of the Galway Metropolitan Area, which is on the first
      tier in the settlement hierarchy and has a total population allocation of 1,590 people
      under the Core Strategy in the Galway CDP.

2.5   Variation No.2(a) to the Galway County Development Plan 2015-
      2021 (Bearna Plan)
      On the 23rd July 2018, Variation No.2(a) to the Galway County Development Plan 2015-
      2021 was adopted by Galway County Council, which incorporated the Bearna Plan into
      the GCDP. Accordingly, the proposed site is governed by the policies and provisions
      contained in the Bearna Plan.

      The Bearna Plan is underpinned by a common vision to guide the future growth,
      development and improvement of Bearna in a manner that is sustainable, achieves the
      overall objectives set for Bearna in the Galway CDP, including the Core Strategy; and
      reflects the existing landscape, environment, heritage, character and amenity of the
      village with the stated aim of improving the quality of life of the local community. The
      application site is subject to the following zonings:

                R- Residential (Phase 1);
                OS- Open Space Recreation & Amenity;

      McCarthy Keville O’Sullivan Ltd.                                                                         11
180226 - Housing Development Trusky East, Bearna Statement of Consistency

      The subject site is comprised of lands that are zoned for development within the Bearna
      Plan. The provisions and specific objectives of these zonings are discussed in section
      3.1 below.

2.6   Galway Transportation and Planning Study
      The Galway Transportation and Planning Study (GTPS) was adopted in 1999 and later
      updated in 2003. This strategy sets out the spatial planning and transportation strategy
      for the future of the GTPS area.

      Bearna is located within the GTPS area and is subject to the development policies and
      objectives that apply in this area under the Galway CDP.

2.7   Gaeltacht Local Area Plan 2008-2018
      The subject lands, and the wider Bearna Village, are located within the Gaeltacht Area.
      There is a requirement under the Galway County Development Plan 2015-2021 and the
      existing Gaeltacht Local Area Plan to reserve 20% of all permitted dwellings for native
      Irish speakers within the Bearna area. Section 5.4.2.1 (C) of the Gaeltacht Local Area
      Plan reads as follows:

      “Within the Local Area Plan boundaries of Maigh Cuilinn, Bearna and Baile Chláir a
      Language Enurement Clause will be applied to 20% of the units in residential
      developments of two or more units and will be of 15 years duration.”

      Further to the above, 20% of any residential development on the subject lands (i.e. 23
      dwellings) will required to be reserved for Irish speakers and this will be secured by
      way of a legal agreement attached to any planning permission.

2.8   Galway County Council Development Contribution Scheme 2016
      The Galway County Development Contribution Scheme 2016, as adopted under Section
      48, Planning & Development Act 2000 (as amended) outlines the monetary
      contributions which are required to be made by applicants in respect of the provision
      of certain public infrastructure and facilities provided by, or on behalf of, the local
      authority that generally benefit development in the area. An assessment of the
      financial requirements for the development as proposed is included in Section 3.11 of
      this report.

      McCarthy Keville O’Sullivan Ltd.                                                                         12
180226 - Housing Development Trusky East, Bearna Statement of Consistency

3     PLANNING COMPLIANCE ASSESSMENT
      Having regard to the relevant policies pertaining to the subject site, the nature and
      scale of the proposed development and the nature of development in the immediate
      vicinity of the site, the key matters relating to the proposed development can be
      assessed under the following headings:

                Principle of the proposed development
                Design Approach
                Transport
                Landscape Character and Views
                Impact on the Gaeltacht
                Part V requirements
                Water Services
                Flood Risk
                Ecology & Natura 2000 Sites
                Landscaping
                Community Gain
                Development Contributions

3.1   Principle of the Proposed Development

3.1.1 Variation No.2(a) to the Galway County Development Plan 2015-2021
      On the 23rd July 2018, Variation No.2(a) to the Galway County Development Plan 2015-
      2021 was adopted by Galway County Council, which incorporated the Bearna Plan into
      the GCDP. Accordingly, the proposed site is governed by the policies and provisions
      contained in the Bearna Plan.

      Figure 3.1 : Extract from the Zoning Map, Bearna Plan

      McCarthy Keville O’Sullivan Ltd.                                                                         13
180226 - Housing Development Trusky East, Bearna Statement of Consistency

The vast majority of the site is located within the ‘R’ – Residential (Phase 1) which has
the following stated objective:

Objective LU2 - Residential (R):
“Promote the development of appropriate and serviced lands to provide for high quality,
well laid out and well landscaped sustainable residential communities with an
appropriate mix of housing types and densities, together with complementary land
uses such as community facilities, local services and public transport facilities, to serve
the residential population of the area. Protect existing residential amenities and
facilitate compatible and appropriately designed new infill development, in accordance
with the proper planning and sustainable development of the area.”

As identified in Figure 3.1 above, the subject site is traversed in a north-south direction
by the Trusky Stream and associated flood zone and a central portion of the site,
following the course of the stream, is zoned as part of the overall OS- Open Space
Recreation & Amenity. Objective LU5 seeks to “Promote the development of open
spaces and recreational activities in accordance with best practice and on suitable
lands with adequate access to the local community and retain existing open space and
recreational facilities, unless it can be demonstrated to the satisfaction of Galway
County Council that these uses are no longer required by the community. Ensure that
any flood risk areas within the OS zone are appropriately managed to avoid, reduce
and/or mitigate, as appropriate, the risk and potential impact of flooding.”

The proposed scheme comprises the development of 197 no. residential units and a
community room on the lands zoned for ‘R- Residential Phase 1’. No buildings
development is proposed on the ‘OS’ designated land. The development proposal
includes for landscaping improvements to the ‘OS’ lands to enhance the setting of the
Trusky Stream, which dissects the application site. The development of a greenfield
site on residential zoned land accords with the ‘R’ (Phase 1) residential zoning and
‘Objective RD1 – Residential Development Phasing of the plan, which requires that
development be directed into lands which are zoned and serviced. Accordingly, this
report considers the development is acceptable in principle.

As can be seen from Figures 3.1 above, the application site is dissected by the OS
designation which is associated with the route of the Trusky Stream. As detailed within
Figure 3.2 below a central tenant of the design scheme has been to respect the nature
and character of the existing stream and to ensure that all required measures relating
to flood risk are accommodated. Accordingly, no buildings would be located within the
OS- Open Space Recreation & Amenity lands.

There would however be associated infrastructure located within the central OS zoning
including roads, footpaths, bridges and carparking. It is noted the Bearna Plan permits
Utilities Infrastructure with this zone subject to flood risk assessment. In this regard,
the application is accompanied by a Site-Specific Flood Risk Assessment (SSFRA)
which takes account of the utilities infrastructure within the OS zone.

It is noted that at the meeting of Galway County Council on 23rd July 2018 “Objective
CCF6- Inappropriate Development on Flood Zones” was inserted into the Bearna Plan.
This objective stated that “where development/land use is proposed that is
inappropriate within the Flood Zone, then the development proposal will need to be
accompanied by a detailed hydrological assessment and robust SUDS design which
demonstrates the capacity to withstand potential flood events to maintain water quality
and avoid potential effects to ecological features “. Objective CCF6 also outlines a

McCarthy Keville O’Sullivan Ltd.                                                                         14
180226 - Housing Development Trusky East, Bearna Statement of Consistency

number of criteria which are to be met as part of a planning application, within lands
that are subject to objective CCF 6. These include the following;

          Any development proposals should be considered with caution and will be
           required to comply with The Planning System and Flood Risk Management
           Guidelines for Planning Authorities/Circular PL2/2014 and the associated
           Development Management Justification Test;

          Climate Change should be duly considered in any development proposal;

          Protect the riparian zones of watercourse systems throughout the plan area
           through a general 10 metre protection buffer from rivers within the plan area
           as measured from the near river bank, (this distance may be increased and
           decreased on a site by site basis, as appropriate);

          Any development proposals submitted for this site will require a detailed
           ecological report(s), carried out by suitably qualified personnel for the
           purposes of informing Appropriate Assessment Screening by Galway County
           Council, the competent authority (in accordance with Objective OS 6 of the
           Galway CCDP 2015-2021);

          The relevant lands will be outlined and flagged with a symbol on the land use
           zoning map and on the GIS system of Galway County Council so that staff and
           the public are aware of the special conditions/constraints attached;

          A briefing will be provided to relevant staff within Galway County Council on the
           special conditions and constraints on relevant lands.

With regard to the addition of Objective- CCF 6, it should be noted a Site-Specific Flood
Risk Assessment (SSFRA) has been carried out by O’Connor Sutton Cronin which has
identified the exact pre and post development flooding profile on the subject site. This
SSFRA clearly identifies the correct flooding profile of the site, which does not extend
into the areas identified within Material Alteration 3 to the Bearna Plan and that area
subject Objective CCF 6.

That being said, the current application complies with the provisions of Objective CCF
6. In this regard, a SSFRA, which takes account of climate change, confirms no
vulnerable development will be located within either Flood Zone A or B. (See Figure 3.2
below). Furthermore, an Appropriate Assessment Screening Report and Ecological
Impact Assessment Report have been prepared, which confirm that the proposed
development will not impact the Trusky Stream or the associated Riparian Habitat.

McCarthy Keville O’Sullivan Ltd.                                                                         15
180226 - Housing Development Trusky East, Bearna Statement of Consistency

Figure 3.2: Extent of Identified Flood Zones

It is further noted that Objective CCF 6 seeks to protect the riparian zones of
watercourse systems through a general 10 metre protection buffer from rivers within
the plan area. Figure 3.3 below, highlights the 10-meter buffer of the Trusky Stream,
which the objective clearly states is a “general buffer” and that can be “increased and
decreased on a site by site basis, as appropriate”.

The total area of built development which would be located within 10 metres of the
Trusky Stream within the portion of the site that is subject to Material Alteration 3
would be just 39.4 sqm or 0.4% the total area within the 10-metre buffer of the stream
(9565.88 sqm).

Figure 3.3: Extent of development with the 10-meter buffer area

McCarthy Keville O’Sullivan Ltd.                                                                         16
180226 - Housing Development Trusky East, Bearna Statement of Consistency

       Figure 3.4: Extent of development with the 10-meter buffer area and areas subject to Material
       Alteration 3

3.1.1.1 Residential Development Phasing
       As identified in Figure 3.2 above, the subject site is comprised predominantly of Phase
       1 Residential zoned lands. The Bearna Plan contains specific objectives in relation to
       focusing residential development into appropriately zoned and serviced areas in
       accordance with the land use zones/development areas and phased development
       framework. Objective RD1 - Residential Development Phasing “Supports the
       development of lands designated as Residential (Phase 1) within the lifetime of the
       Plan, subject to normal planning, access and servicing requirements”. The proposed
       development is considered to be in compliance with the relevant zoning objectives
       contained within the Bearna Plan.

3.2    Compliance with Core Strategy

       Bearna and Oranmore are identified in the Galway County Development Plan (GCDP)
       as being located within Tier 1 - Galway Metropolitan Area (GMA). The GMA include
       Galway City and a number of adjacent electoral divisions that are deemed to be
       inextricably linked to the function of the Greater Galway City area.

       Section 2.6.2 of the GCDP states in relation to the GMA, the future prosperity of towns
       and villages near the city and the quality of life of people living within the commuter
       band around Galway city depend on the gateway and GMA retaining its dynamic growth
       character. It continues by stating that given it attracts significant inward investment
       and is a provider of regional services and facilities it is essential that the regional
       settlement strategy provides for the sustainable, dynamic development of the Galway
       Gateway and GMA to support the economic growth of the region.

       As detailed in Section 2.3 above, the Inspector in the assessment of previous planning
       application (ABP-300009-17) acknowledged the disparity between the vision for
       Bearna as set out in the former BLAP and its role as set out in the County Development
       Plan, as part of the GMA. The inspector was unequivocal in stating that Bearna
       “shouldn’t be examined in such isolation and should instead be assessed more
       strategically in terms of its role within the county hierarchy.”

       Accordingly, in relation to compliance with the Core Strategy, it is clear that Bearna
       should be considered as part of the GMA which includes the other satellite settlement
       of Oranmore. Accordingly, in assessing compliance with the Core Strategy it is

       McCarthy Keville O’Sullivan Ltd.                                                                         17
180226 - Housing Development Trusky East, Bearna Statement of Consistency

      considered appropriate to review the current Phase 1 lands and associated planning
      history within both settlements.

3.2.1 Assessment of current Phase 1 allocated lands in Bearna

      Figure 3.5: Current Bearna Phase 1 lands

      The growth allocation for Bearna is approximately 175 new housing units up to 2021.
      The Phase 1 lands in the current plan (as indicated in figure 1 above), are as follows;

                                          A. Trusky East;
                                          B. Forramoyle East;
                                          C. An Leac Liath;

      A.         Trusky East (Application site):

      Figure 3.6: Application Site (Trusky East)

      McCarthy Keville O’Sullivan Ltd.                                                                         18
180226 - Housing Development Trusky East, Bearna Statement of Consistency

The application site, as outlined above, comprises 7.2 hectares of land and would
provide 197 dwellings, amounting to a density of 35 units per hectare.

B.      Forramoyle East;
The Phase 1 lands located at Forramoyle East have an area of approximately 5
hectares. A recent planning application Pl. Ref. 17/1314 was granted for the provision
of 48 dwellings.

Figure 3.7: Phase 1 lands (Forramoyle East)

C.       An Leac Liath:
The Phase 1 lands at An Leac Liath, as outlined in Figure 3.8 below, are located to the
west of the village and as can be seen in Table 3.1 below, a portion of these lands have
been the subject of low density one off housing developments which does not provide
the envisaged contribution towards the aims of the Core Strategy in regard to meeting
housing demand.

Figure 3.8: Phase 1 Lands at An Leac Liath

McCarthy Keville O’Sullivan Ltd.                                                                         19
180226 - Housing Development Trusky East, Bearna Statement of Consistency

Table 3.1: Planning History for Phase 1 allocated lands at An Leac Liath, Bearna
 Planning         Description of development                                 Decision         No.    of
 Ref.                                                                                         Dwellings
 14/1175          Construction of a two storey, four-bedroom,                Granted          1
                  dwelling house, new entrance and associated
                  site works (gross floor space 259sqm)

 14/1146          Construction of a two storey four-bedroom,                 Granted          1
                  dwelling house, new entrance and associated
                  site works (gross floor space 259sqm)

 14/1174          Construction of a two storey four-bedroom                  Granted          1
                  dwelling house, new entrance and associated
                  site works (gross floor space 259sqm)

As set out above, the majority of the existing Phase 1 allocated land remains
undeveloped, with just 50 units granted since the adoption of the core strategy,
however no multi-unit developments have been commenced.

McCarthy Keville O’Sullivan Ltd.                                                                         20
180226 - Housing Development Trusky East, Bearna Statement of Consistency

3.2.2 Assessment of current Phase 1 allocated lands in Oranmore:

      The Core Strategy of the GCDP estimates that the settlement of Oranmore can
      accommodation an increase in population of 1,170 people, with an associated
      requirement for 363 new homes. A review of all Phase 1 Residential lands in the
      settlement of Oranmore was undertaken in March 2018 are identified in Figure 3.8
      below.

      Figure 3.8: Oranmore Phase 1 lands

      Table 3.2: Phase 1 Lands in Oranmore
      Map         Committed to           Evidence of         Relevant            No of          Description of
      Ref         Dev.                   Constraints         Planning            Units          Constraints
                                                             Ref No’s:
      01          No                     No                  N/A                 N/A            None
      02          Yes                    No                  Pl.Ref.             41             None
                                                             16/1262
      03          No                     No                  N/A                 N/A            None
      04          No                     No                  N/A                 N/A            None

      McCarthy Keville O’Sullivan Ltd.                                                                              21
180226 - Housing Development Trusky East, Bearna Statement of Consistency

05          Yes                    No                   Pl.Ref              76             None
                                                        17/1268
06/07       No                     No                   N/A                 N/A            None
08          Yes                    Yes                  Pl.Ref.             N/A            Curtilage of a
                                                        16/1380                            protected
                                                                                           Structure
09          No                     Yes                  N/A                 N/A            Potential costal
                                                                                           and pluvial
                                                                                           flood risk
                                                                                           identified on
                                                                                           site.

Each site with a Phase 1 residential designation in Oranmore was assessed to establish
whether any development had taken place or was underway. The sites were also
assessed to establish whether there were any constrains on the lands and whether
there were any extant planning permissions on the lands. This information is set out in
Table 3.2 above and discussed further below.

Map Reference #01 – Lands at Garraun South
On the 20th March 2018 a site inspection indicated that no residential development had
taken place or was taking place on the lands. There are no pending or extant planning
permissions for multi-unit residential developments on this site.

Map Reference #02 – Lands at Garraun South
Planning Permission was granted, under Pl. Ref. 16/1262 for the construction of 41
units at this site, however on the 20th March 2018 a site inspection indicated that no
residential development had taken place or was taking place on the lands.

Map Reference #03 – Lands at Carrowmoneash
On the 20th March 2018 a site inspection indicated that no residential development had
taken place or was taking place on the lands. There are no pending or extant planning
permissions for multi-unit residential developments on this site

Map Reference #04 – Lands at Carrowmoneash
On the 20th July 2018 a site inspection indicated that no residential development had
taken place or was taking place on the lands. There are no pending or extant planning
permissions for multi-unit residential developments on this site

Map Reference #05 – Lands at Frenchfort
Planning Permission was granted, under Pl. Ref. 17/2168 for the construction of 76
units at this site, however on the 20th July 2018 a site inspection indicated that no
residential development had taken place or was taking place on the lands

Map Reference #06 and #07 – Lands at Oran Beg
On the 20th July 2018 a site inspection indicated that no residential development had
taken place or was taking place on the lands. There are no pending or extant planning
permissions for multi-unit residential developments on this site.

Map Reference #08 – Lands at Oranmore
On 27 April 2017, Planning Permission was granted for the construction of a two-storey
tourist lodge building and a bird watching hut. On the 20th July 2018 a site inspection
indicated that no residential development had taken place or was taking place on the
lands There are no extant planning permissions for multi-unit residential development
on this site.

McCarthy Keville O’Sullivan Ltd.                                                                               22
180226 - Housing Development Trusky East, Bearna Statement of Consistency

      Map Reference #09 – Lands at Oranhill and Moneyduff
      On the 20th July 2018 a site inspection indicated that no residential development had
      taken place or was taking place on the lands. There are no pending or extant planning
      permissions for multi-unit residential developments on this site. It is also noted that
      there is a potential costal and pluvial flood risk identified on site.

      Over the lifetime of the GCDP (i.e. 2015-2021) the Core Strategy Bearna and
      Oranmore, which are identified in the Galway County Development Plan (GCDP) as
      being located within Tier 1 - Galway Metropolitan Area (GMA), can accommodate an
      increase in population of 1,590 persons and an associated housing requirement for
      538 new dwellings.

      Following a review of the Phase 1 zoned lands, it is clear that only 167 new homes have
      been granted, on 4 of the identified phase 1 sites, however no new multi-unit residential
      developments have yet been commenced.

      Accordingly, the proposed development is considered to be consistent with the
      requirements of the Core Strategy and the Settlement Strategy which seeks to support
      the development and function of the Galway Metropolitan Area. In addition to the
      current under provision of housing, within identified Tier 1 settlements of Bearna and
      Oranmore, it is noted that the National Planning Framework seeks to promote a
      targeted pattern of development, which includes supporting the development of
      “Accessible Centres of Scale”. In this regard Galway City and Suburbs is identified as
      accommodating up to 45,000 additional people which would equate in excess of 19,500
      new dwellings within the GMA up to the year 2040.

3.3   Design Approach
      As part of the overall design approach, the development seeks to respond to the
      topography and features of the site and the existing grain of the built form surrounding
      the subject site. The existing site outside the stream contains a gentle slope from the
      north of the site towards the village, following the line of the Trusky Stream.
      Accordingly, the design team developed a design response which encompassed the
      contours of the site thereby minimising the quantum of site excavation/ build up in
      order to maximise the retention of existing features.

      The proposed road layout includes vehicular links from the Moycullen road to Bearna
      village through the adjacent development at Cnoc Fraoigh, situated along the sites
      western boundary. The proposed design response has sought to integrate the
      unaltered path of the Trusky Stream as the focal point of the development, establishing
      a north-south pedestrian and amenity link through the site.

      The development would comprise of 16 no. dwelling house types located throughout
      the site, located along a series of ‘streets’ providing direct access to the main
      landscape/public area, achieving a sense of enclosure and of clear identifiable zones.
      Subtle variations on each house type enable the integration of the Galway vernacular
      aesthetic through the use of materials, colour and detailing.

      Ten separate apartment buildings, which would comprise 66 apartments and 24 own
      door duplex apartments and would range in height from 3—4 storeys.

      The Internal layout of all units are to the latest DoELG guidelines on Sustainable
      Housing with all bedrooms, bathrooms, living and kitchen/dining rooms meeting or
      exceeding the areas set out in the guidelines.

      McCarthy Keville O’Sullivan Ltd.                                                                         23
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