23337
the development will consist of a new Integrated Tourism / Leisure / Recreational (ITLR) complex comprising firstly, of a new two storey over lower ground level building; containing gym, sauna, cinema and outdoor pool (24m x 10m) at lower ground level, reception bar and restaurant washrooms and outdoor terrace at ground floor and event room at first floor, and secondly, it is proposed to install 48 no. accommodation pods (21sq.m each) along the east of the site. it is proposed to construct a dedicated structure (92sq.m), located at the north end of the site adjacent the beach access, containing a surf school facility, public W.C and public showers. 49 no. car parking spaces, including 3 no. universal accessible spaces and set down area and 13 no. bike parking spaces are proposed to serve ITLR facility. the existing pedestrian access from R750 will be widened to facilitate vehicular access and shall be barrier controlled. the proposal includes all associated works, excavation, engineering, SUDS, landscaping, fencing, bin stores and road works. enhancement and supplementation of existing planting is proposed along south and west boundaries to protect the existing ecology. existing public pedestrian access to the beach will remain unaffected, a Natura Impact Statement is included with this planning application
Core Refusal Reason
The development was refused due to its potential adverse impact on the integrity of the Magherabeg Dunes SAC, its visual intrusion within an Area of Outstanding Natural Beauty, and its failure to comply with rural tourism policies regarding sustainable location and car dependency.
Decision Maker's Conclusion
- The applicant failed to demonstrate beyond reasonable scientific doubt that the development would not adversely affect the integrity of the Magherabeg Dunes SAC, specifically regarding hydrological risks to sensitive tufa springs and increased human pressure on protected dune habitats.
- The proposal represents a standalone, car-dependent tourist development in an unscreened, rural coastal location within an Area of Outstanding Natural Beauty, which would be visually intrusive and contrary to policies requiring such developments to be located within existing clusters or settlements.
- Insufficient information was provided to address critical public safety and environmental concerns, including inadequate sightline distances for traffic, unproven wastewater treatment suitability in a high water table area, and potential erosion risks within 100m of 'soft shorelines'.