Kerry County Council has refused planning permission for a proposed glamping and campervan park on family-owned land at Cromane Lower, near Killorglin, in County Kerry, Ireland, citing concerns about the site’s location, coastal landscape, wastewater disposal, and potential impacts on nearby residents and agricultural properties.
Shauna Moriarty submitted the application for a tourism, recreational, and community facility on a 1.38-hectare (3.41-acre) site near Cromane Strand. The proposed development included six glamping pods, nine campervan pitches, a service and reception building, a playground, a seating area, and a designated events area. Plans also included a parking area with spaces for bicycles and motorbikes.
The proposal attracted both support and opposition during the planning process. Kerry County Council received 10 letters supporting the development, with supporters arguing that the project would provide additional tourist accommodation and contribute to the local economy. Seven letters of objection were also submitted, including one from An Taisce, Ireland’s National Trust.
Objectors raised concerns about the development’s visual impact, its compatibility with local planning policies, wastewater management, flood risk, protected habitats, traffic safety, and potential disturbance to neighboring properties.
A planning officer recommended refusing the application on four grounds, according to RadioKerry. According to the planner’s report, the proposed park was not appropriately located for a development of its scale, would negatively affect the coastal landscape, lacked sufficient evidence to demonstrate that wastewater could be managed safely, and could adversely affect the residential amenities of nearby homes and agricultural properties.
The report found that the proposal conflicted with the Kerry County Development Plan because its scale was considered excessive for the rural setting. It also concluded that the site was not located within or adjacent to an established settlement or existing tourism facility, which the planner considered an important factor in determining the development’s suitability.
The proposed park’s effect on the surrounding landscape was another reason for the recommendation. The planner considered the development visually intrusive and likely to damage the character of the protected, open coastal landscape. The assessment indicates that the location’s landscape designation and rural character were significant considerations in evaluating the project.
Wastewater disposal also remained unresolved. The council was not satisfied that the site’s soil conditions, combined with the proposed wastewater treatment system, would allow effluent to be disposed of safely and adequately. For tourism developments that include overnight accommodations and facilities for campervans, demonstrating that a site can accommodate wastewater treatment is an important part of the planning process.
The report further warned that the proposed development’s scale and nature could cause disturbance and seriously affect the residential amenities of nearby homes and agricultural properties.
For campground and glamping operators considering rural coastal locations, the decision highlights several factors that can influence planning approval beyond the potential economic benefits of additional visitor accommodation. Site selection, compliance with local development plans, landscape protection, wastewater treatment feasibility, and the relationship between tourism facilities and neighboring land uses can all affect whether a proposal is considered suitable.
The 10 supporting submissions indicate that some members of the community saw potential benefits for local tourism and economic activity. However, the planning assessment concluded that these potential benefits did not overcome the identified concerns about the proposed location, environmental conditions, and effects on neighboring properties.
The case illustrates the importance of assessing planning policy, environmental constraints, infrastructure requirements, and community concerns before committing to a rural tourism development. For operators and developers, addressing these issues early in the site-selection and application stages may help identify potential barriers before significant investment is made.
