2560424
Permission for construction of 3 no. one-bedroom self-catering glamping units for tourism accommodation, together with the connection to and enlargement of the previously permitted on-site wastewater treatment system and percolation area granted under planning reference number 24/60066, the change of use of the existing stone buildings to the front and rear of the derelict cottage (to be renovated and extended) to provide storage for 8 bicycle spaces and an electric passenger golf cart and a service building to the front building providing laundry facilities and storage for supplies, along with all associated site works at
Core Refusal Reason
The primary grounds for refusal center on the lack of a site-specific Natura Impact Statement (NIS) to assess potential impacts on the Natura 2000 network (Lough Ree SAC/SPA) and the failure to provide a site-specific locational justification for a standalone commercial development in an unserviced rural area.
Decision Maker's Conclusion
- The Planning Authority is not satisfied that the development would not have significant effects on the qualifying interests of the Natura 2000 network, specifically Lough Ree SAC and SPA, and requires a site-specific Natura Impact Statement to conduct a Stage 2 Appropriate Assessment.
- The proposal fails to meet the requirements of Policy Objective ED 6.26 and Section 12.18 of the Roscommon County Development Plan 2022-2028, as it lacks a site-specific locational justification and does not demonstrate integration with an established agricultural or tourism enterprise.
- Significant technical concerns remain unresolved regarding traffic safety on the narrow 3m-wide local road, the design rationale and adequacy of the proposed wastewater treatment system, and the potential impact on archaeological heritage and local ecology (bats and birds).