Core Planning Reasoning
The proposal was refused because it failed to demonstrate an overriding need or dependency on a local resource to justify its location in a Landscape of Greater Sensitivity, presented insufficient evidence in the Natura Impact Statement to rule out adverse effects on European sites, and was considered premature pending the upgrade of the local wastewater treatment plant.
Decision Maker's Conclusion
- The development does not comply with the Wexford County Development Plan 2022-2028 as the applicant failed to prove the resort is dependent on a unique site characteristic or that an overriding need exists to locate it in the high-sensitivity Hook Peninsula landscape.
- The Inspector is not satisfied that the proposal will not adversely affect the integrity of the Bannow Bay SAC/SPA and Hook Head SAC, citing a lack of specific detail in the NIS regarding hydrological connections and in-combination effects.
- The provision of a large-scale private wastewater treatment system is deemed unsuitable and premature until the Fethard-on-Sea Wastewater Treatment Plant is upgraded to accommodate the orderly expansion of the area.
Cited Policies (CDP)
Section 3.6.8Section 7.6.2Section 7.7.4Section 7.7.5Objective TM19Objective TM20Objective TM47Objective TM50Objective TM51Objective WW10Objective L07Objective TM21Table 9-3Section 12.4.2
Decision Document Summary
The application proposed a significant agri-tourism resort at Ralph, Fethard-on-Sea, comprising a 40-bedroom lodge with spa, 30 self-catering apartments, a farm shop, and recreational facilities on a 19.6-hectare agricultural site. While Wexford County Council initially granted permission, the Inspector recommended refusal following a third-party appeal. The site is situated in a coastal zone designated as a 'Landscape of Greater Sensitivity' near the Hook Peninsula. The Inspector argued that de...SOURCE PDFOpen Original
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