Five holiday homes at Land approx. 90m South West of No 517 Boa Island Road, Kesh

What was proposed

The application proposed five holiday homes with parking, landscaping and associated site works.

“This is a full application for 5no. holiday homes with associated parking, landscaping and site works at Boa Island Road, which is a countryside location and an Area of High Scenic Value. The 5no. holiday homes will be subsidiary in scale and ancillary to the overall tourism hub and the layout, size and design of the units will deter permanent residential use. The group of holiday accommodation has been established under applications LA10/2024/0237/F and LA10/2024/1115/F.”

“Proposed development This is a full application for erection of 5no holiday homes with associated parking, landscaping and site works.”

Officer report

The site

The site is part of an agricultural field near Lower Lough Erne, with hedgerows, trees and a vacant farm dwelling nearby.

“Site Details The site lies approximately halfway between Kesh and Belleek, close to Lower Lough Erne. The site is a smaller square section of a larger agricultural field. The northern boundary is defined by a strong hedgerow interspersed with trees. The western and eastern field boundaries are defined by established hedgerows. There is a vacant farm dwelling and outbuildings approx.”

Officer report

Earlier permissions

Permissions exist for a replacement farm dwelling, ten nearby holiday homes and a later change to drainage arrangements.

“Application Number Proposal Site Address Decision/date LA10/2021/0703/F Erection of two storey replacement dwelling and detached domestic garage with retention of existing dwelling for domestic storage purposes 517 Boa Island Road, Mullans, Kesh BT93 8AB”

“Non-material change to application LA10/2024/0237/F for the change of location of septic tank drainage field for unit 5 Lands approximately 30m south-west of No 517 Boa Island Road, Mullins, Kesh, Fermanagh, BT93 3AB NMC Granted 17/07/2025”

Officer report

What consultees said

NI Water confirmed servicing capacity, roads officers had no objection subject to conditions, and environmental health concerns about sewerage were resolved.

“However the suggested conditions from NIW do not meet the tests for planning conditions and are not included in para 7.0 of this report. NIW have been advised of this on 01 October 2025 and have not replied. (NI Water response published on 09 June 2025)”

“Environmental Health Service (EHS) replied advising proposed sewerage arrangements conflict with sewerage irrigation approved under LA10/2024/0237/F. This has been now resolved through the granting of an Non Material Change to the 0237/F permission, under LA10/2025/0709/NMC. Following re-consultation EHS replied advising that , though a number of informatives are and these can be included in the decision in the event of an approval. (Response published on 22 July 2025).”

Officer report

Who spoke

The agent withdrew the request for speaking rights before the meeting.

Members’ discussion

Members agreed to proceed without a presentation, had no questions and moved directly to making a decision.

“The Chair ruled, that it had previously been agreed that non contentious Paper A applications, with no speaking rights, could proceed to Members’ debate without delivery of the presentation, and he noted that the presentation had been provided for Members on the OneAdvanced platform. Members were content to proceed on this basis.”

“As Members had no questions, they proceeded to decision making. A Member proposed the recommendation to approve planning permission, and this was seconded by another Member.”

Minutes

The vote

The recommendation to approve was proposed, seconded and unanimously agreed.

“RESOLVED: On the proposal of Councillor O’Reilly, seconded by Councillor Thompson, and unanimously agreed, that the above application be approved planning permission, subject to the seven conditions listed within Paragraph 7.0 of Appendix 2. (”

Minutes

The conditions

The conditions restrict the homes to holiday use and cover access visibility, landscaping, vegetation, drainage, enclosures and commencement.

“The visibility splays of 2.4m by 160m at the junction of the proposed access road with the public road, shall be provided in accordance with Drawing No.02 Site Layout, prior to the commencement of any other works or other development. The area within the visibility splays and any forward sight line shall be cleared to provide a level surface no higher than 250mm above the level of the adjoining carriageway and such splays shall be retained and kept clear thereafter.”

“All landscaping comprised in the approved details of landscaping shall be carried out in the first planting season following the commencement of the construction of the development hereby approved and any trees or shrubs which, within a period of five years from the completion of the development, die are removed, or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species.”

Officer report