Cork County Council will decide next Monday whether to rezone substantial tracts of land for "general development" on scenic Inchydoney Island, near Clonakilty.
Inchydoney is renowned in west Cork for its unique setting, unspoiled beaches and natural environment. It is also almost completely surrounded by a candidate SAC (Special Area of Conservation) for Clonakilty Bay.
According to Dúchas, the Heritage Service, this area is of "considerable scientific interest" because of the birdlife it supports - notably Black-tailed Godwit, as well as Shelduck, Grey Plover, Lapwing, Curlew and Redshank.
The lagoon and tidal mudflats at the northern end of the island have priority designation under the proposed SAC. But there is only a passing reference to this in the revised Inchydoney Development Plan now before the council.
Some of the land proposed for rezoning is owned by a former Fine Gael councillor, Mr John L. O'Sullivan. Another portion is owned by Mr Denis Murphy and his wife, Colette, who originated plans for the Inchydoney Lodge and Spa resort.
The resort, which was strongly opposed by Friends of the Irish Environment, has since been developed by John Fleming Construction - the firm involved in controversial holiday home schemes in Courtmacsherry and Castletownshend.
In 1999, the county council granted permission to the Murphys for 27 holiday homes on their land, but this decision was later overturned on appeal by An Bord Pleanála because the houses would "constitute a visually strident feature in the landscape".
Noting that the site was in a sensitive coastal zone which had been designated as a scenic landcape in the county development plan, the appeals board ruled that building houses there would "conflict with the established visual character of the area".
A successful appeal by Mr O'Sullivan has since led to Dúchas agreeing to amend the boundaries of the Clonakilty Bay SAC by three metres to allow for future widening of the access road to Inchydoney; this would facilitate development on the island.
In its decision to grant permission to the Murphys, the county council had clearly indicated its intention to build a new access road through the centre of the island. The latest plan also provides for improved junctions, lay-bys and car-parking.
The Murphys' land is now proposed for rezoning as "agriculture/option for high-density holiday houses" with a maximum site coverage of 50 per cent. If confirmed by the council, this unusual designation would unlock its development potential.
In 1996, the county council's development plan noted that much of the housing development on the island had "occurred randomly, with limited attention to servicing and design". It also said "obtrusive" hilltop housing had detracted from its scenic quality.
Apart from encouraging the replacement of sub-standard houses with "well-designed" new homes, the plan described Inchydoney's development potential as "limited", in the absence of a public sewerage system and realignment of its access road.
The development of the hotel and spa resort led to the island being connected to the sewage treatment plant in Clonakilty. The pumphouse is located some 50 metres from the beach, with an overflow which could - if used - jeopardise its Blue Flag status.
"Inchydoney is a truly wonderful amenity which owes its popularity not just to the beach alone," said Ms Orla O'Sullivan, whose family have spent their holidays on the island for 60 years. "It is the total environment that gives it a special aura."
In 1999, the National Building Agency advised Cork County Council that it would be "more sustainable" if housing in the area was developed on numerous brownfield or under-used sites in Clonakilty rather than on greenfield sites on Inchydoney.
A survey of local residents at the time found that 93 per cent of them considered the environmental quality of the island to be its main strength. Over half did not want any further development and, of those who did, most said that it should be confined to recreational facilities.
