Planners reject ‘undesirable precedent’ for B&B extension

Efforts to extend one of the guest houses on College Road has been unsuccessful – planners have ruled that the plans represent over-development on the site and set an undesirable precedent in the area.

College Road has several large bed and breakfasts and is a very popular location for visitors to the city – this is not the first time that there has been an application to extend some of the accommodation.

It was proposed to construct an extension to the house which is located beside the Sportsground. It was also proposed to retain a storage shed and convert this into living accommodation. There were also plans to convert a garage into further living accommodation.

In December, city planners refused permission for the proposed development and this resulted in the applicant – Michael Guilfoyle of 31 College Road – appealing this decision to An Bord Pleanála.

It is a two storey dwelling known as Ardawn. The property has been extended in the past and includes a roof conversion which provides further bedroom accommodation.

In the appeal, it is stated that the property is located in a row of houses that are dominated by large guesthouses and bed and breakfasts and the fact that it is located in an inner city area, it should have a higher plot ratio.

The applicant disputes the suggestion that the property is in any way over-developed.

It was said that if planning permission was refused, then a slightly smaller extension will have to be built to the rear of the dwelling under the exempt development guidelines.

According to the applicant, the current proposal utilises existing structures on the site and will require minimal construction works. Take away the B&B section and this is a standard three-bedroom family home, it is stated in the appeal.

However, An Bord Pleanála ruled that the nature and scale of the proposals would result in over-development on the site and would fail to comply with the Galway City Development Plan in relation to private amenity space, which requirements are considered reasonable.

The proposed development would set an undesirable precedent for other similar properties in this area, An Bord Pleanala said.