A proposed three-pod glamping development near Lecarrow in south Roscommon is the subject of an appeal after Roscommon County Council refused planning permission for the project.
Martina Conway of Glasson, Athlone, submitted the original application in September 2025 for three one-bedroom, self-catering glamping pods at Carrowphadeen, near the shores of Lough Ree. The proposal also included the renovation and extension of a derelict cottage, demolition of existing stone outbuildings, bicycle storage, an electric golf cart and a service building with laundry and storage facilities.
Planning documents estimated that the development would accommodate approximately 360 guests annually, according to the Independent Westmeath.
Roscommon County Council refused permission in early July, citing concerns including a lack of sufficient site-specific justification for the tourism proposal, traffic generation and potential impacts on property values in what the authority described as an unserviced rural area.
The council also said the application did not demonstrate that wastewater could be safely attenuated and disposed of. This raised concerns about potential effects on the nearby Lough Ree Special Area of Conservation (SAC) and Special Protection Area (SPA).
Ten objections were submitted by local residents during the planning process. Issues raised included road safety, the suitability of the location for the proposed use and the availability of local amenities and infrastructure.
Conway has appealed the decision to An Coimisiún Pleanála, asking the planning authority’s decision to be overturned. The appeal was lodged following the council’s decision, with the local authority entitled to make submissions or observations to the commission within four weeks of July 28.
In her appeal, Conway argued that the proposed tourism accommodation is closely connected to the characteristics of the approximately 50-acre holding.
“Unlike conventional holiday accommodation, the principal attraction is the certified organic farm itself, together with the tranquility, biodiversity, landscape and immersive rural on-farm experience that cannot be replicated within a settlement,” she said.
She also described the proposal as “location-dependent” and said it is consistent with national policies supporting sustainable rural tourism and the diversification of rural incomes.
Traffic was another issue addressed in the appeal. Conway argued that even at full occupancy, visitor numbers “remain modest” and would be managed through advance bookings, with the three pods accommodating a maximum of six guests in total.
“Traffic generation is expected to remain low, consisting primarily of guest arrivals and departures. This level of traffic is comparable with many rural home-based enterprises throughout Roscommon, and adequate road parking will be provided,” she said.
According to the appeal, Conway intends to live permanently on the property and provide ongoing management of the development. The proposal would not permit outdoor amplified music, while “quiet hours” would apply after 10 p.m. Conway also said the site would not be used for events, weddings, parties or commercial gatherings.
“The proposal will operate as quiet tourism accommodation rather than an entertainment venue. No events, weddings, parties or commercial gatherings are proposed,” said Conway, who added that no adverse impact is anticipated on neighboring residential amenity.
She said the intended market would include overseas visitors, couples, eco-tourists and travelers interested in slow and wellness tourism.
“The accommodation is designed to cater for a niche, high-value tourism market comprising overseas visitors, couples, eco-tourists, slow tourism and wellness tourism seeking authentic, immersive rural experiences,” she said.
Wastewater and environmental protection remain key considerations in the appeal. Conway said the development would not adversely affect the integrity of the Lough Ree SAC or SPA. A Natura Impact Statement submitted with the appeal stated: “The current proposal will have no cumulative impact upon the Lough Ree SAC/SPA when it is considered in-combination with the development previously permitted on-site”.
For campground and glamping operators, the case highlights the importance of demonstrating a clear connection between a rural tourism proposal and its specific location, while also addressing traffic, wastewater, environmental protection and neighboring residential amenity during the planning process. It also illustrates how small-scale developments can face planning considerations beyond the number of accommodation units proposed, particularly when located in unserviced rural areas or near designated environmental sites.
Conway said the development is intended to form part of the Shannonside organic farm and its wider landscape rather than operate as standalone holiday accommodation.
“The proposed development is not simply a collection of holiday accommodation units but a carefully managed immersive rural tourism experience that is intrinsically linked to the Shannonside organic farm and its landscape. It provides a clear site-specific tourism justification and contributes positively to the sustainable development of rural tourism in Roscommon”.
She concluded that any remaining operational concerns could, where appropriate, be addressed through planning conditions rather than refusal.
The appeal will now be considered by An Coimisiún Pleanála, with the council’s four-week period for submissions or observations beginning from July 28.
