Businessman and former presidential candidate, Gavin Duffy, has suffered a major setback to his plans to develop a mixture of long-term rental properties and short-stay tourist accommodation on the grounds of his country estate in Co Meath.
An Bord Pleanála has refused planning permission for plans by the former Dragons’ Den star and his wife, Orlaith Carmody, to construct 14 units including alterations and extensions to existing farm buildings at their home in Kilsharvan, Bellewstown, Co Meath.
The couple had claimed the proposed development was necessary to ensure the viability of the estate which includes equestrian facilities, a church and renovated mill which contains a banqueting hall.
However, An Bord Pleanála overturned the decision of Meath County Council to approve the project following a successful appeal against the local authority’s ruling by a neighbouring family.
The Duffys had proposed the renovation of three existing structures in their stable yard and the construction of a new building to provide five long-term residential units and nine short-term tourist accommodation units.
They also sought planning permission for a new “American” type equestrian barn to replace the 17 stables being lost as a result of the conversion of the other buildings.
However, An Bord Pleanála said the proposed inclusion of the five long-term rental units would give rise to an unsustainable form of development and the “inefficient and unsustainable provision of public services and infrastructure in a rural area.”
The board noted the plans would contravene the Meath County Development Plan 2021-2027 as it was seeking to develop a site that was remote from any designated settlement.
In the absence of a justification for the rental units, the board said the proposed development of an entirely new building for short-stay tourist accommodation would result in the intensification of development on a rural site “in a haphazard and non-integrated manner.”
It claims such plans would run contrary to a number of policies contained in the county development plan including one which provides that holiday and self-catering homes on a farm holding would only be considered where it had been demonstrated that the utilisation of other existing structures was not a viable option.
The board also refused planning permission for the project on the grounds that the layout of the proposed development would pose a threat to traffic safety due to parking issues and limited sightlines at its access point.
In their appeal, neighbours of the Duffys complained that their submission to Meath County Council, which raised concerns about “the possibility of a mini-village” next to their home, had been largely ignored.
They explained they had bought the property from the Duffys in May 2020 on the understanding that their privacy was paramount.
They also claimed they had enjoyed a good relationship with the businessman and his wife until they had raised concerns about the proposed development with them.
“Had we known at any stage that the Duffys would have considered this major development of the stable year into a mini village adjacent to our home, we would never have purchased the house and lands,” they stated.
The appellants also claimed there was no demonstrable need for tourist accommodation in the immediate area
They pointed out the Duffys had previously applied for planning permission for 16 residential units in 2022 but withdrew the application before the council issued a ruling on it.
However, the Duffys claimed the proposed development was required to ensure the economic security and viability of their estate in Kilsharvan.
The couple said the construction of the rental units and tourist accommodation would ensure the continued equine use of the lands while also allowing for sensitive development of a protected structure.
They also maintained that the plans complied with planning policies on the rehabilitation and reuse of historic buildings and the construction of holiday accommodation in support of a rural estate.
However, a planning inspector with An Bord Pleanála said the overall plans were not fully consistent with 17 objectives of the county development plan highlighted by the couple.
While the inspector, Paula Hanlon, welcomed the restoration and conversion of the existing traditional farm buildings in principle, she said the overall proposal was “not sufficiently justified on planning grounds.”
Ms Hanlon said she believed the project, if approved, would result in the removal of all existing farm and equine uses of the buildings.
The inspector also noted that the nearest towns and villages including Bellewstown, Duleek and Julianstown were all at least 3.5 kilometres away, with which there was no connectivity in terms of footpaths, lighting or public transport.
She concluded that the development of the residential element of the plans would “lead to demands for the uneconomic provision of further public services and facilities in this rural area.”
The inspector said it would run contrary to the objective of Meath County Council to direct growth towards designated settlements in so far as practicable.
Ms Hanlon stated her belief that the provision of permanent residential units would not provide for the most effective usage of the buildings.
The inspector said she was not convinced there was “a specific tourist product” at the location that would justify approving the construction of an entirely new building.
However, in relation to concerns raised by the appellants, she concluded that the proposed development would not create any major traffic issues or overlooking to impact on the residential amenities of their property.
A report by the inspector also noted that other parts of a long-term business plan for the development of the estate included tea rooms at Kilsharvan Mill and walkways through the property.
The Duffys bought Kilsharvan House and 15.4 hectares of land in 1999 for IR£1.09 million (€1.38m) and extended their holding by buying a number of small land parcels over subsequent years.
The entire property consisting of 32.3 hectares was placed on the market in 2019 with an asking price of €2.4 million when the Duffys claimed they planned a return to Dublin with another project in mind.
The couple subsequently decided not to proceed with the sale as a result of the Covid-19 pandemic, although they claimed they had seven interested parties in the estate with the highest bidder offering well above the guide price.
