An appeal has been lodged against Waterford City and County Council’s decision to refuse planning permission for a small-scale glamping project in Ardmore, Co Waterford.
The application, submitted on May 14 by David and Laura Mulcahy, proposed the development of five glamping pods on a 0.36-hectare site at Dysert, Ardmore.
The plans included a caretaker storage unit, upgrades to vehicular access with an electric gate, five parking spaces, hard and soft landscaping, and the creation of a biodiversity zone, along with other works above and below ground.
The council received approximately 20 submissions from local residents, with objections focusing on environmental concerns, the sensitive coastal location, and the potential impact on local amenities.
Cllr Kate O’Mahoney of Sinn Féin noted that while the project did not involve converting existing housing to tourist use, she believed housing needs in the area should remain a consideration.
“The area of the proposed development on the cliffs of Ardmore is a very sensitive area. It is extremely scenic, and it is an important amenity for locals,” she said, adding that biodiversity protection should be a key factor.
Local residents John and Paula King objected on the basis that the site lies adjacent to a Special Area of Conservation (SAC) and Natura 2000 site.
They highlighted the proximity to seabird breeding grounds, a noted decline in seabird populations, and the presence of endangered skylarks.
According to the Irish Independent, they also raised concerns about habitat disturbance, light pollution, and increased traffic.
“It makes no sense to assume… that adding five small houses, drives, parking, storage facilities, and electronic gates will add, maintain, conserve, or restore the natural environment in the area,” they said.
On July 7, the council refused permission, citing three reasons related to environmental and planning policy compliance.
The decision stated that the project would represent “a haphazard, piecemeal and unsustainable form of development” in a designated “most sensitive” scenic area under the Waterford City and County Development Plan 2022–2028.
The council also expressed concern about setting a precedent for similar developments, as well as the impact on rural character, given the site’s location at the end of a cul-de-sac bordering agricultural land and coastline.
The applicants appealed the decision to An Coimisiún Pleanála on August 5, with a determination expected by December 8.
For business owners in the outdoor hospitality sector, the case underscores the importance of environmental designations, scenic classifications, and community sentiment when selecting and developing sites.
Projects located near protected habitats or sensitive landscapes are likely to face heightened scrutiny during the planning process, which can significantly affect timelines and approval outcomes.
Understanding these regulatory constraints early in the planning phase can help mitigate the risk of refusals and appeals.