Plans for a six-tent glamping development near Newtowncunningham, County Donegal, have been refused by An Coimisiún Pleanála following an appeal of an earlier decision by Donegal County Council.
Bogay Glamping Limited had applied for permission to establish six temporary bell tents on a 1.44-hectare site at Bogay Glebe, approximately 4 kilometers east of Newtowncunningham. The proposal also included the renovation of an existing shed to provide a kitchen, communal area, toilets, showers and storage facilities, along with a new septic tank, percolation area and associated site works.
Donegal County Council granted conditional planning permission for the development in August 2025, subject to 19 conditions. Local third parties subsequently appealed the decision, bringing the proposal before An Coimisiún Pleanála for review.
The Commission ultimately refused permission, with its decision focused primarily on wastewater treatment, drainage, water quality and the proposed water supply, according to Donegal Daily.
In its assessment, the Commission said insufficient evidence had been provided to demonstrate that wastewater generated by the development could be adequately treated and disposed of on the site through the proposed septic tank and percolation area.
It identified “inconsistencies” between the site’s submitted site characterization form and planning drawings regarding testing carried out at the property.
The Commission also considered the site’s slope and ground conditions and said the information submitted did not adequately demonstrate that the proposed wastewater system would operate effectively.
Surface water drainage was another concern. The Commission said there was insufficient information to establish that the development would avoid negative impacts on nearby waterbodies or prevent them from meeting the water quality requirements of the EU Water Framework Directive.
The Foyle Groundwater Body, beneath the site, is currently classified as “Not at Risk,” but the Commission said it was not satisfied that the proposal would avoid a deterioration in existing water quality status.
The proposed on-site well also factored into the decision. According to the Commission, the information submitted was insufficient to establish that the well could provide an adequate water supply for the proposed tourist accommodation.
The site’s environmental and heritage context added to the planning considerations. The property forms part of the historic curtilage of Bogay House, a protected structure built in 1730 that served as a country house for the Duke of Abercorn. The wider estate historically included a walled garden, farm, woodland and other buildings.
The development site is also adjacent to ancient woodland and Coillte forestry. Objectors described the surrounding landscape as a “unique and sensitive landscape” and highlighted the nearby Emery Cross, a 100-meter-long cross planted by Liam Emery.
During the appeal, local residents and other objectors raised additional concerns involving nearby wells, flooding and surface water, traffic safety, fire risk associated with the site’s proximity to woodland, wildlife and residential amenity. They also questioned whether the proposal aligned with tourism policies in the Donegal County Development Plan and raised issues relating to the site’s planning history and alleged unauthorized works.
However, these broader objections were not the stated basis for the Commission’s refusal. Its decision specifically centered on shortcomings in the evidence concerning wastewater treatment and disposal, surface water drainage, potential impacts on water quality and the reliability of the proposed water supply.
For glamping and campground operators considering rural development projects, the decision illustrates the importance of establishing wastewater, drainage and water-supply arrangements at the planning stage, particularly on sites with challenging ground conditions or proximity to sensitive water resources.
It also demonstrates how technical gaps or inconsistencies in site testing and supporting documentation can affect an otherwise permitted tourism proposal when a planning decision is appealed.
The refusal means the six-tent glamping development cannot proceed in its proposed form.
