An Bord Pleanála allows Mayo vet clinic despite traffic concern
An Bord Pleanála has granted planning permission for a new veterinary clinic in Co. Mayo, despite a recommendation from its inspector to refuse the development.
Mayo County Council had previously granted permission, subject to conditions, to vet Tom Fabby to construct a single storey veterinary surgery on a 0.29ha site at Carrowbaun, 2km from Westport.
The proposed development, including a shop, consultation rooms, operating theatre, 17 car parking spaces and entrance, would be located at the junction of the N59 and a local road and adjacent to an existing filling station.
Appeal
A third party appeal submitted to An Bord Pleanála on behalf of local residents raised concerns that the safety of vulnerable road users would be put at risk and that the local road would not be suitable to accommodate the increase in traffic.
The residents highlighted that the development of the large animal practice, along with a recently approved housing scheme, would 'lead to noise and traffic pollution' and 'change the character of the area'.
The residents also questioned how can a veterinary practice can be permitted on an agricultural area and what distance should a commercial enterprise entrance should be from the N59.
In response, Tom Fabby pointed out that the use of new units for veterinary purposes on industrial zoned lands may not be acceptable and that this is the optimum location for the type of development proposed.
He added that the proposed development provides space for a footpath, the entrance
point has been accepted as safe by Mayo County Council and that no heavy goods vehicles will access the site.
An Bord Pleanála
In his report for An Bord Pleanála, senior planning inspector, Stephen Rhys Thomas, noted that a similar proposal was previously refused by the planning authority and the board on appeal.
'The development is for a veterinary surgery, a use that would seem to be a good fit for the treatment of animals in this rural area, there is no reason to refuse permission based on the principle of development at this location,' he said.
He also said he did not anticipate that the proposed development 'will generate such volumes of traffic that would lead to a perceptible increase in traffic noise and pollution'.
The inspector acknowledged that Mayo County Council raised no issues with regard to the entrance location and proximity to the N59. However, he said 'it is a matter that demands attention'.
The inspector considered the site to be 'a rural area from a planning perspective' and based on this the proposed vehicular entrance is well inside the 200m minimum distance required under the Mayo County Development Plan.
'In this instance the proposed vehicular entrance is too close to the N59 junction and permission should be refused on this basis as it was before,' he said.
'It is considered that the additional traffic generated by the proposed development would endanger public safety by reason of traffic hazard and obstruction of road users and this would therefore be contrary to the proper planning and sustainable development of the area,' the inspector added.
The board of An Bord Pleanála decided not to accept the inspector's recommendation to refuse permission for reasons relating to traffic hazard.
The board instead agreed with the Mayo County Council's decision to grant permission, noting the municipal district engineer raised no issue in relation to traffic hazard.
'While the proximity to the road junctions does not accord with the [minimum] distance for 'other development', as set out in the Mayo County Development Plan 2022-2028, it does accord with the required distance for a housing development greater than one unit,' it said.
An Bord Pleanála found that the development would be 'in accordance with the proper planning and sustainable development of the area' and granted planning subject to eight conditions.
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