Planning permission has been refused for a proposed glamping and wellness center in Clonmany, County Donegal, Ireland, after Donegal County Council raised concerns about the nature of the accommodation, its potential impact on the coastal landscape, and traffic and parking implications.
Bernard and Catherine Devlin had applied to Donegal County Council for permission to develop 10 glamping pods and a wellness center at Rockstown, Clonmany. The proposal was intended as an extension of the applicants’ existing Tullagh Bay Equestrian/Wild Atlantic Adventure Centre.
Application documents described a wellness offering that would include seaweed baths, a sauna, outdoor meditation and yoga decks, and views toward the surrounding sea and mountains. The 10 proposed glamping units were described as eco-friendly accommodations intended for couples and families and designed to fit within the existing landscape.
The application attracted objections from neighboring residents and the Roxtown Environmental Group. Concerns raised during the planning process included the condition of the local road network, sightlines at the proposed entrance, access for emergency services, visual impact, light pollution, traffic, and potential effects on nearby residents and agricultural activity.
One neighbor told Donegal Daily: “While, in general, we welcome and indeed support sustainable local economic development initiatives – the scale and commercial nature of this proposed tourism development are fundamentally unsuitable for the tranquil, and scenic townland of Rockstown.”
The same submission raised concerns about the intensity of the proposed development, stating: “A 10-pod glamping facility creates an intense micro- resort setting. Noise generated by outdoor gatherings, late-night socialising, music, wellness facility operations and vehicular arrivals/departures will shatter the quietude and tranquillity enjoyed by neighbouring residents.”
Another objection questioned whether the location, scale, and proposed operations had been demonstrated to be compatible with the coastal environment, surrounding roads, nearby homes, and established agricultural uses.
In its decision, Donegal County Council determined that the proposed units did not meet the definition of “glamping” under the County Donegal Development Plan 2024-2030. The council instead concluded that the units were more closely aligned with modular holiday accommodation.
“The units are more akin to the definition of modular holiday units which are not permissible in rural areas,” the Council said.
The council also cited concerns about setting a precedent for similar developments in scenic coastal rural areas. It said approving the proposal would “create an undesirable precedent for similar holiday unit developments in a scenic coastal rural area that would have the potential to cumulatively be severely detrimental to preservation of scenic and sensitive coastal landscapes.”
The proposed wellness center was also considered functionally dependent on the glamping accommodation, meaning its acceptability was linked to the approval of the accommodation element. The council said it was not satisfied, based on the information submitted, that the development would avoid parking and traffic problems.
For outdoor hospitality operators considering new accommodation in rural or environmentally sensitive areas, the decision highlights the importance of aligning proposed unit types with local planning definitions before submitting an application. It also demonstrates how road capacity, access, landscape protection, and the cumulative effect of similar developments can influence planning decisions alongside the commercial case for tourism diversification.
The refusal means the proposed 10-unit glamping and wellness development cannot proceed as submitted. Any future proposal would need to address the planning authority’s concerns, including the classification and permissibility of the accommodation, as well as traffic, parking, and landscape considerations.
