Bid to overturn South Roscommon glamping pods planning refusal

A local woman has lodged an appeal against Roscommon County Council's decision to turn down her planning application for a proposed three-pod glamping development near Lecarrow, in south Roscommon.

Martina Conway, of Glasson, Athlone, applied to the council in September 2025 for permission to construct three one-bedroom, self-catering glamping pods at Carrowphadeen, Lecarrow, near the shores of Lough Ree.

In addition to the accommodation units, the proposal included the renovation and extension of a derelict cottage, demolition of existing stone outbuildings, bicycle storage, an electric golf cart, and a service building containing laundry facilities and storage for operational supplies.

Planning documents estimated the development would accommodate approximately 360 guests each year.

The application was refused by Roscommon County Council in early July, when it identified a number of reasons against granting permission: that insufficient site-specific justification was provided; that visitor numbers within the domestic curtilage of a dwelling house, in 'an unserviced rural area', raised concerns about traffic generation and property values in the area; and that the plans did not demonstrate the site can attenuate and dispose of wastewater safely, raising council concerns that the development could potentially affect the nearby Lough Ree Special Area of Conservation and Special Protection Area.

Ahead of its decision to reject the application, the planning authority received ten objections to the plans from local residents, whose concerns included potential issues such as road safety, inappropriate location in a residential area, and a lack of local amenities and infrastructure.

Ms Conway has now appealed the decision to An Coimisiún Pleanála, requesting that it overturn the decision.

In the appeal, Ms Conway disagreed with the planning authority's decision, stating that the proposed tourism accommodation, on approximately 50 acres, is 'intrinsically linked to the characteristics of the particular 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.

Ms Conway added that the proposal is "location-dependent" and consistent with national policy promoting sustainable rural tourism and the diversification of rural incomes.

In response to the concerns about traffic generation and depreciation of local property values, Ms Conway argued that, even at full occupancy, visitor numbers "remain modest" and will be controlled through advance bookings with a maximum capacity of six persons (two persons per pod).

“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.

The appellant said she will reside permanently on the holding and provide continuous management. She said no outdoor amplified music will be permitted and that 'quiet hours' will be used after 10pm.

“The proposal will operate as quiet tourism accommodation rather than an entertainment venue. No events, weddings, parties or commercial gatherings are proposed,” said Ms Conway, who added that no adverse impact is anticipated on neighbouring residential amenity.

She described potential clientele as visitors who "typically travel independently, generally by hire car, and choose to stay in peaceful, rural settings."

“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.

In relation to council concerns about wastewater treatment and the protection of Lough Ree SAC/SPA, Ms Conway said that the proposal will not adversely affect the integrity of the Lough Ree SAC or SPA.

In the appeal, she included a Natura Impact Statement, which read: "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".

Ms Conway said: “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 by saying that any 'residual concerns' regarding operational matters could, if considered necessary, be addressed by planning conditions rather than refusal of permission.

The council is entitled to made submissions or observations to the commission within four weeks of July 28.