Planning permission for west Mayo glamping site overturned on appeal

Planning permission to develop a glamping site on a west Mayo farm has been refused because the poor land may result in the development deteriorating the water quality.

An Coimisiún Pleanála cited environmental concerns for overturning a decision by Mayo County Council to grant planning permission for six glamping pods on a farm at Dadreen, Killadoon, Louisburgh which is located 1km from Silver Strand beach.

Organic farmer, Danielle Gallagher had proposed to develop 'By the Way Farm and Glamping' on her family farm which would have consisted of the conversion of an existing sheep barn into a reception building to include toilet, office, common room, kitchen/dining and the renovation of an existing stone building to include shower room, games room and storage.

The proposed glamping pod enterprise is to be run in conjunction with Ms Gallagher's farm business and in her planning application she stated that the development will boost tourism in the area.

READ: Community welcomes €80,000 funding to boost north Mayo’s tourism offering

An environmental report by Mayo County Council scientists following an inspection of the site in August 2024 expressed concerns about the site given the 'poor ground conditions' at the proposed percolation area for the proposed pods. However, despite this planners granted planning permission for the development last April.

The decision was appealed to An Coimisiún Pleanála, formerly known as An Bord Pleanála, by John Brennan of Kinnakillew, Killadoon, who expressed concern regarding the development in a remote rural area which is also located in a 'highly sensitive landscape'.

Mr Brennan also commented that the increasing traffic along the Wild Atlantic Way and 'The Lost Valley' route has already put a strain on the small narrow road.

“The region is already experiencing challenges related to over-tourism since the arrival of the WAW and more since the pandemic and thereafter. The proposed development will exacerbate these issues, placing further strain on local resources, roads, and amenities particularly in the high summer season,” he stated in his appeal.

Mr Brennan also stated that while tourism is important to the local economy it 'should be managed sustainably and in the appropriate places' and should not damage 'the very special things and amenities that this place has to offer'.

Regarding environmental concerns, Mr Brennan pointed out that a stream borders the southern boundary of the proposed site and claimed there was a 'potential for effluent discharge' to this stream and the adjacent SAC.

In response to the appeal, Ms Gallagher claimed that the submissions were personal in nature and claimed the enterprise will be successful and create local job opportunities.

She rejected the claim of over-tourism in the area and pointed out that the Wild Atlantic Way was introduced to boost tourism with the local community reliant on it.

In his report to An Coimisiún Pleanála, Mr Ciarán Daly, planning inspector, stated he did not consider the location of the proposed enterprise would hinder its viability and considered it to be an appropriate development.

He also considered that the proposed development would integrate with the agricultural buildings on the site and would not be visually obtrusive in the landscape given the limited visibility that would arise from outside the site.

However, Mr Daly did raise concerns regarding the waste water treatment system on the site and cited the council's first environmental report and the high water table on site.

“Noting that the applicant has failed to demonstrate that the proposed on site wastewater treatment system and soil polishing filter complies with the EPA Code, I have concluded that it cannot be ruled out that the proposed development will not pose a risk to surface and ground water bodies,” he stated.

Mr Daly recommended refusing the application on the grounds the Commission could not be satisfied that the wastewater from the proposed development can be disposed of in accordance with provisions of the EPA Code of Practice and as a result would not result in damage to the Mweelrea/Sheeffry/Effiff Complex Special Area of Conservation.

The Commission of An Coimisiún Pleanála refused planning permission in accordance with the inspector's recommendation.