21362
consisting of the provision of the following; (1) conversion of existing building to one bedroom cottage (2) provision of 2 no. 1 bedroom detached single storey lodges (3) provision of 2 no. 2 bedroom semi-detached 2 storey lodges (4) provision of 3 no. one bedroom glamping pods with ensuite toilets (5) provision of 5 no. one bedroom glamping pods (6 provision of 13 no. campervan parking facilitiy bays (7) conversion of existing shed to communal toilet facility, universal access toilet and shower room, with kitchen, diner, laundry and drying room at ground level with the provision of 1st floor to existing shed for games room overhead (8) provision of 13 no. car parking bays (9) provision of 16 cycle stands (10) provision of PV panels for renewable energy located on roof of communal building (11) provision of service road and services connected to existing public road, driveways, paths and connection to all existing services including all ancillary works
Core Refusal Reason
The development was refused due to its location in a sensitive landscape adjacent to the Royal Canal, lack of legal access, inadequate water/wastewater infrastructure, and potential adverse impacts on Natura 2000 sites.
Decision Maker's Conclusion
- The proposal fails to demonstrate that it would not adversely impact the sensitive landscape and ecological integrity of the Royal Canal and adjacent Natura 2000 sites, particularly in the absence of a Natura Impact Assessment.
- The applicant has not demonstrated legal entitlement or consent for the proposed access and service connections across lands owned by Waterways Ireland, leading to an unclear and substandard design.
- The existing water and wastewater infrastructure is insufficient to serve the development, posing a risk to public health and water quality in contravention of County Development Plan policies.