Core Refusal Reason
The development was refused primarily due to the excessive scale and suburban design of the glamping units within a sensitive rural landscape (Kilmashogue Valley) and the technical inadequacy of the proposed wastewater treatment system to safely manage the potential effluent load.
Decision Maker's Conclusion
- The proposed glamping pods, ranging from 46.5sqm to 53.1sqm with two storeys and two bedrooms, are significantly larger than comparable caravan or tent uses and do not reflect a 'temporary' leisure structure as required by the Development Plan.
- The linear layout of these units in the Kilmashogue Valley would be visually dominant, suburban in character, and would set an undesirable precedent for similar development in an unspoilt rural landscape.
- The proposed wastewater treatment system (40 p.e.) lacks the capacity to serve the site's potential occupancy of 60 people and is unsuitable given the site's 'Extreme' groundwater vulnerability and proximity to the Whitechurch Stream.
Cited Policies (CDP)
Section 12.3.13.1 Holiday Caravan and Camping SitesAppendix 8 (Landscape Character Areas - Kilmashogue Valley)Zoning Objective B (Rural Amenity and Agriculture)Policy Objective E17 (Tourism and Recreation)Policy Objective E19 (Rural Development)Policy Objective GIB22 (Non-Designated Areas of Biodiversity Importance)GIB18 (Protection of Natural Heritage)GIB19 (Habitats Directive)Chapter 14 (Specific Local Objectives)
Decision Document Summary
Libratech Ltd. sought permission for 15 glamping pods and a 290sqm reception building on a 1.75ha site at Tibradden Road, Dublin 16. The site is located in a rural, scenic area in the foothills of the Dublin Mountains, zoned Objective 'B' for rural amenity protection. While the Inspector accepted the principle of a tourism use in this location and found that ecological concerns could potentially be mitigated by condition, the specific design was deemed inappropriate. The Inspector argued that th...SOURCE PDFOpen Original
Note: If code appears below, the council site is blocking the preview. Please open the original file.
PDF Document Missing
The original decision document for this case could not be linked. This often happens for older cases or those with restricted documentation.
View the appeal at An Bord Pleanála