2461572
for the construction of a new 1-1/2 storey cookery school with demonstration kitchen, storage, restaurant/dining area, reception and sanitary facilities on the ground floor with accommodation on first level for 12 no. persons and games room. Adjoining additional accommodation on ground floor level only for 20 no. persons. Covered outdoor seating areas and storage space. Wellness patio and biodiversity pond. Glass house and organic garden. 3 No. 2 bed Eco cabins. Surface parking, including EV parking and charging points, and associated access roadways and hard surface circulation spaces within the site extending to the site entrance onto the public road. Extend roof over existing slab and roofless cubicle for storage purposes. Waste Water Treatment Plant and polishing filter to accommodate waste that cannot be treated by composting, together with all associated services, building signage and site signage and landscaping. The above project is Co-funded by the Government of Ireland and the European Union through the EU Just Transition Fund. Gross floor area of proposed works: 675 sqm (commercial)
Core Refusal Reason
The development was refused due to significant deficiencies in technical information regarding traffic safety, environmental impact, and site servicing, alongside a failure to justify the principle of a tourism facility in an unserviced rural area.
Decision Maker's Conclusion
- The applicant failed to provide essential technical assessments regarding traffic safety, road audits, and sightlines, leading to concerns that the development would endanger public safety by creating a traffic hazard on a regional road.
- The proposal lacks a comprehensive justification for a tourism facility in an unserviced rural area and failed to demonstrate adequate provision for water supply, wastewater treatment, and surface water management.
- Insufficient information was submitted to rule out adverse impacts on nearby European sites (SACs) or to address the site's location within a pluvial flood risk area, representing a material contravention of environmental and flood risk policies.