Screening for Strategic Environmental Assessment Determination
under Article 7 (13K) Planning and Development (Strategic Environmental Assessment) Regulations 2004 (SI No. 436 of 2004), as amended by the Planning and Development (Strategic Environmental Assessment) (Amendment) Regulations 2011 (SI No. 201 of 2011) for:
Proposed Variation No. 3 to the Galway City Development Plan 2023-2029
This Screening for Strategic Environmental Assessment (SEA) determination regarding whether or not implementation of Proposed Variation No. 3 to the Galway City Development Plan 2023-2029 would be likely to have significant effects on the environment is being made under the above Regulations, taking account of relevant criteria set out in Schedule 2A of the above Regulations. These criteria are taken into account as follows:
PART 1
1. The characteristics of the plan having regard, in particular, to: the degree to which the plan sets a framework for projects and other activities, either with regard to the location, nature, size and operating conditions or by allocating resources
The National Planning Framework (NPF) Implementation: Housing Growth Requirements Guidelines for Planning Authorities (July 2025), issued as Ministerial Guidelines under Section 28 of the Planning and Development Act 2000 (as amended), direct each local authority to incorporate new housing growth targets within their respective City and County Development Plans. These guidelines set out an ambitious strategy to address Ireland’s housing shortfall and meet the needs of a growing population. Planning authorities are now required to review their development plans in light of the new housing growth requirements.
Galway City Council’s approach to meeting the Government’s revised housing growth requirements, to be supported by Proposed Variation No. 3, is a targeted, plan-led strategy to deliver additional housing in the short, medium, and long term in line with Ministerial Guidelines. The emerging strategy, to be supported by Proposed Variation No. 3, focuses on areas including:
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Regeneration Lands, including amendments to the primary regeneration strategy;
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Infill Development, through policy reviews to encourage densification in inner suburban and transport-adjacent areas; and
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Greenfield Zoning, notably the Murrough site (34 hectares) with potential for 2,500 units, supported by an Urban Development Zone framework.
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Additional zoning across all suburbs, priority urban area plans (e.g., Castlegar), and rezoning at Ardaun will enable comprehensive masterplanning.
This integrated approach ensures sustainable growth, compact development, and strategic regeneration while aligning with guidelines on flexibility, phasing, and infrastructure planning.
Proposed Variation No. 3 will also include miscellaneous amendments to Galway City Development Plan 2023-2029.
The Proposed Variation will be guided by the First Revision to the National Planning Framework, the Regional Spatial and Economic Strategy for the Northern and Western Region and the existing Galway City Development Plan 2023-2029.
2. The characteristics of the plan having regard, in particular, to: the degree to which the plan influences other plans, including those in a hierarchy
The Proposed Variation will be guided by the First Revision to the National Planning Framework, the Regional Spatial and Economic Strategy for the Northern and Western Region and the existing Galway City Development Plan 2023-2029. The varied City Development Plan will provide the framework for decision-making and consent granting at project level and will guide any lower-tier plans and future proposals for land use developments and activities in Galway City.
3. The characteristics of the plan having regard, in particular, to: the relevance of the plan for the integration of environmental considerations in particular with a view to promoting sustainable development
The Proposed Variation will integrate environmental considerations with a view to continuing to promote sustainable development at city and local level in Galway.
4. The characteristics of the plan having regard, in particular, to: environmental problems relevant to the plan
Environmental problems arise where there is a conflict between current environmental conditions and legislative targets.
It is intended that, through provisions relating to environmental protection and management, the Proposed Variation will contribute towards ensuring that environmental conditions do not get worse and, where possible, they contribute towards its amelioration.
Environmental challenges within Galway City include those relating to: accommodating new populations and growth which ensuring the appropriate protection and management of the environment; coastal and fluvial flood risk; and achieving at least ‘good status’ under the European Water Framework Directive as various waterbodies draining and downstream of the city are identified not achieving good or high status as is the objective of the Water Framework Directive (the current WFD status of the Terryland River, Bearna Stream and Corrib Estuary are identified as being of moderate status, while the Knocknacarra Stream is identified as being of poor status).
5. The characteristics of the plan having regard, in particular, to: the relevance of the plan for the implementation of European Union legislation on the environment (e.g. plans linked to waste-management or water protection)
The Proposed Variation relates to the land use and town planning sector. The Proposed Variation will be consistent with EU and national legislation on the environment, including those relating to the waste management and the Water Framework Directive.
PART 2
1. Characteristics of the effects and of the area likely to be affected, having regard, in particular, to: the probability, duration, frequency and reversibility of the effects
The development of the Proposed Variation area will relate to a range of land use developments and activities that would be likely to, if unmitigated, significantly affect all environmental components; this would include positive and negative effects across the city and beyond. Such effects would encompass short term construction effects and longer-term operational effects.
Effects could be mitigated by integrating measures relating to environmental protection and management into the Proposed Variation and by adhering to such provisions from the existing Galway City Development Plan 2023-2029.
2. Characteristics of the effects and of the area likely to be affected, having regard, in particular, to: the cumulative nature of the effects
There are two types of potential cumulative effects that would be likely to occur, namely:
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Potential intra-Plan cumulative effects - these would be likely to arise from the interactions between different types of potential environmental effects resulting from the Proposed Variation. Examples of interrelationships between environmental components that help determine such effects include those between: human health and water quality; human health and air quality; human health and flood risk; and ecology and water quality.
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Potential inter-Plan cumulative effects - these would be likely to arise when the effects of the implementation of Variation occur in combination with those of other plans, programmes, etc. such as the Development Plan and the Regional Spatial and Economic Strategy.
3. Characteristics of the effects and of the area likely to be affected, having regard, in particular, to: the transboundary nature of the effects
Potential effects, such as those on water will extend beyond the Plan’s boundary, however; significant environmental effects on another country are unlikely.
4. Characteristics of the effects and of the area likely to be affected, having regard, in particular, to: the risks to human health or the environment (e.g. due to accidents)
Human health has the potential to be impacted upon by environmental vectors (i.e. environmental components such as air, water or soil through which contaminants or pollutants, which have the potential to cause harm, can be transported so that they come into contact with human beings). Hazards or nuisances to human health can arise as a result of exposure to these vectors arising from incompatible adjacent land uses for example. There is historic and predictive evidence of coastal and fluvial flooding in various locations across the wider Plan area.
5. Characteristics of the effects and of the area likely to be affected, having regard, in particular, to: the magnitude and spatial extent of the effects (geographical area and size of the population likely to be affected)
The spatial extent of potential effects includes the Plan area and areas downstream. The population most likely to be affected would be the population of the Plan area.
The most recent Census 2022 has recorded a population of 85,910 persons for Galway City.1
6. Characteristics of the effects and of the area likely to be affected, having regard, in particular, to: the value and vulnerability of the area likely to be affected due to:
a) special natural characteristics or cultural heritage;
Protected sites within and adjacent to the city include those relating to:
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Inner Galway Bay Ramsar Wetland Site
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European Protected Sites
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Galway Bay Complex Special Area of Conservation (SAC) and Lough Corrib SAC
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Inner Galway Bay Special Protection Area (SPA) and Lough Corrib SPA
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Moycullen Bogs Natural Heritage Area (NHA)
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Corrib system Designated Salmonid Water (under the EU Water Framework Directive)
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Lough Rusheen Wildfowl Sanctuary
Screening for Appropriate Assessment (AA), and possibly subsequent stages of assessment, will be undertaken on the Proposed Variation. On finalisation of the Screening for AA process, it may be determined that Stage 2 AA must be undertaken alongside the Variation. The SEA Directive (Article 3 para. 2) requires that SEA is carried out for certain plans and programmes that are being subject to Stage 2 AA.
Galway City centre is identified as a Zone of Archaeological Notification, and there are many archaeological sites throughout the Plan area, notably clustered around the historic core. There are approximately 600 structures in the Record of Protected Structures in the Plan area, examples of which include St. Nicholas’ Church, the lighthouse at Mutton Island, the timber sculpture at the Salmon Weir Bridge and the King George V post box at Courthouse Square. There are also 11 Architectural Conservation Areas designated across the Plan area.
b) exceeded environmental quality standards or limit values, and;
The current Water Framework Directive status of various waterbodies draining and downstream of the County are identified as being of poor, or moderate, not good or high as is the objective of the Water Framework Directive - the current status of the Terryland River, Bearna Stream and Corrib Estuary are identified as being of moderate status, while the Knocknacarra Stream is identified as being of poor status.
Provisions contributing towards the Water Framework Directive’s overall objective of good status are provided by the existing City Development Plan 2023-2029 and the Proposed Variation will be consistent with these measures.
c) intensive land-use.
The Proposed Variation will provide for the relative intensive land use of urban areas within Galway City.
7. Characteristics of the effects and of the area likely to be affected, having regard, in particular, to: the effects on areas or landscapes which have a recognised national, European Union or international protection status
The Plan area encompasses the urban, built environment as well as open space, river, canal system and coastline. Other important elements of the city’s landscape include views and prospects of amenity value, trees and the historic built environment. Inland waterways are a feature of the city, including the River Corrib, Eglington Canal, the Terryland River, lesser waterways of the Cathedral River, the West River and other headraces, tailraces and minor canals. The River Corrib is flanked by inland marshes along Dyke Road. Lough Atalia is classified as a coastal lagoon. Fringes of the plan area turning inland are a mix of pastures, green urban areas and land principally occupied by agriculture.
The existing Plan provides for the protection of important views in the city, including panoramic views which allow expansive views over scenic landscape, over the cityscape and key landmark buildings and linear views which are views towards a particular landscape, observed from a particular point.
With reference to the foregoing information, it is determined that the Proposed Variation may, if unmitigated, result in likely significant environmental effects and that SEA is required to be undertaken on Proposed Variation No. 3 to the Galway City Development Plan 2023-2029.
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Peter Staunton
Senior Executive Planner
Signed on behalf of Galway City Council:
Date: 23/12/2025