Presentation of Treangarriv Landscape Hotel Proposal

Treangarriv

- An Eco/Agri-Tourism

Location

- Treangarriv, Glenbeigh, Co. Kerry

Land owner

- Brian Spain

Proposed Development

A Rural Experiential Tourism Project

A - Construction of an eco-landscape hotel consisting of 15 individual accommodation pods elevated
on steel stilts and an associated reception-service area - a first of its kind in Ireland.

B - Create a 1.5km native Irish woodlands walk with associated information points
C - Create a 3.5km & 5km nature hill walk with associated ecological, geographical and

historical information points.
D - Installation of a new proprietary waste treatment system and polishing filter.

Site Description

- An area of 85 acres on the western shore of Caragh Lake within the Killarney National Park, Macgillycuddy's
Reeks and Caragh River Catchment Special Area of Conservation (SAC, site code: 000365) and proposed
Natural Heritage Area. The development area has immature woodland – WS2 and (mixed) broadleaved
woodland – WD1. It is a highly modified native and non-native woodland. There is also an existing unpaved
parking area.

International Architectural Competition
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integrity of the area, to prioritise good design and to bring the highest quality of thinking to the project.

High Quality Rural Experiential Tourism

● Rural Experiential Landscape Accommodation
○ The proposed landscape hotel would provide environmentally friendly accommodation, facilitate the
experience of living in a natural environment and be suitable to year round tourism.
○ To create an appreciation and understanding of the ecology of native Irish woodlands through creating
the opportunity to sleep in a native Irish woodland?

● Create 3 x Trails
○ To create two trails focused on ecology, social history, geography, glaciology
○ Create 10 hectares of native Irish woodland in cooperation with the Department of Agriculture and
Marine and the Native Woodland Conservation Scheme,
○ To create a 1.5km trail through the native woodland with associated information plaques.

● Dark Sky Reserve
○ Glencar has one of the darkest night skies in the country.
Treangarriv is ideally located to offer ‘core zone’ dark, un-lightpolluted skies experience.

● Kerry Way
○ The proposed site has direct access onto the Kerry Way offering walkers the opportunity to sleep in the
landscape they have just been walking through.

● Cycling, Fishing, Golfing
○ Glencar is an ideal area for gentle road cycling no matter what one's level due to it’s quiet roads and
beautiful scenery.
○ The Upper Caragh is visible from the proposed site. This is a renowned salmon fishing river.
○ Kerry is renowned for its golfing including Waterville, Dooks, Killarney, Tralee and Kenmare.

Italy USA Sweden

Newfoundland Remote Hotels

Inis Meáin Suites Norway

Aran Islands, Galway

Newfoundland Norway

What is a “landscape hotel”

While hotels come in many different guises, traditionally we think of a large single building or a group of connected building
that provide lodging, meals, and other guest services

The Bord Failte hotel classification scheme states that, to be an hotel, “the premises shall comprise one building or buildings
which are on one site and which are physically linked”

The idea for a Landscape Hotel turns this concept on its head in that a landscape hotel molds itself to the landscape rather
than molding the landscape to fit the hotel. Rather than have a single building or series of attached buildings, the hotel is
comprised of individual pods that sit on top of the natural and undisturbed landscape.

The Treangarriv Project is to create 15 individual high quality bedroom pods that would be distributed throughout an existing
woodland and to create a reception, restaurant and services in an existing parking area. In addition, it is proposed to create 10
hectares of native Irish woodland in cooperation with the Native Woodland Scheme of the Forest Service (Dept of Agriculture
and Food)

Juvet Landscape Hotel, Norway

Juvet Landscape Hotel, Norway

The inspiration - Juvet landscape Hotel,

Valldal, Norway (juvet.com)

Juvet Landscape Hotel, is situated in Valldal, “Juvet is a hotel that
Norway, overlooking an environmentally protected provides his guests
deep river gorge amongst birch, aspen, pine and with the peace, joy
age-old boulders. To build on the river bank of a and closeness to
permanently protected waterway was only possible nature”
with project support from the Norway National
Tourist Routes and the Norddal municipality. “no matter how
many pictures
In this rural Norwegian location, modern architecture our guests have
encounters the natural landscape – and has shown seen before they
that the modern and innovative can go hand in hand arrive, when they
with nature and the environment.. get here, they are
awestruck.”
The hotel consists of individual pods, sited
separately, each with a unique perspective on the
rugged landscape, built floating on the landscape.
There is also a reception, restaurant and a spa area.
The architects, Jensen & Skodvin, envisioned a
landscape hotel that would blend in with the natural
environment. The result is small pods on stilts with
glass walls that each offer a striking view of the
valley, the river and the dramatic gorge below.

Juvet captures the feeling of being in the landscape.

Geography
Glaciology

Social History

Agriculture

Ecology Native
Woodland

An Eco/Agri-Tourism Project

Educating in the environment

The townland of Treangarriv (565 acres) rises from the shores of
Caragh Lake to the summit of Seefin (547mts). Treangarriv provides
an unusual and important opportunity to create education trails that
would allow visitors to learn about

● the effects on the landscape of the various glacial periods,
● the formation and history of the native Irish woodland and

associated flora and fauna,
● the history of traditional farming communities

and now with the demise of these communities,

● the return of the natural environment.

In the townland of Treangarriv, including the proposed landscape
hotel site and other lands owned (85 acres), the Kerry Way and a
river walk, I propose to create three separate trails, 1.5km, 3.5km
and 5km. Each of the trails would have information points along
the route to explain, in situ, the many environmental and
geographical points of interest - this is ‘Educating in the
Environment’. It’s one thing to see something in a book or on a
screen but to actually see, touch, smell and feel something in situ,
this must be the most instinctive way to learn and to gain an
appreciation for the natural environment that is Kerry.

Trail Info Points

Glencar’s appearance in glacial times There is an important
opportunity, through the

use of information
plaques, to educate in a

fun and visible way

Glaciology
Ecology

Social History Population

In 1841 there were 49 people living in Treangarriv with that number rising to 55 1841- 49
in 1851. This is interesting in that, during the years of the Great Famine, the 1851 - 55
population of Treangarriv rose rather than fell which would not have been the 1911 - 51
experience in many parts of rural Ireland.
Today Joe Moriarty is the last surviving inhabitant born in Treangarriv. Joe and
his son Declan continue to farm their family farm. It is proposed to document
their lifestyles and their history. The Moriarty family have lived and farmed in
Treangarriv for generations and have a wealth of first hand historical knowledge.
In an area of traditional farmland above the woodlands, it is proposed to explain
the life of hill sheep farmers and their method of farming.
It is also proposed to explain the daily life of the families that lived in this typical
traditional hill farming community.

Treangarriv

Treangarriv is situated within the Killarney National Park,
Macgillycuddy's Reeks and Caragh River Catchment
Special Area of Conservation (SAC, site code: 000365)
and proposed Natural Heritage Area. As such, any
development proposal must be sensitive to these
designations in accordance with European law as well as
the County Development Plan.

The proposal is to create a small boutique hotel that
would not intrude upon nature but rather exist in harmony
with the landscape of which it would be a part of. The
concept of a landscape hotel emerged as a means to
offer a natural environmental experience with minimal
intervention, opening up a connection with nature that
would otherwise not be possible.

Aerial photography and historic mapping from the OSI of
Treangarriv shows that these lands have been in
agricultural use until quite recently (the area is still being
grazed by sheep). Field boundaries can be seen in aerial
photography from 1995. In 2000 the advance of scrub is
apparent. The lands were subjected to afforestation with
the non-native Sycamore Acer pseudoplatanus. The
result today is a wooded landscape intersected with
forestry tracks and older paths.

It is proposed that the project would use existing
farm/forestry tracks for access.

The proposed site is boarded to the west by Coillte forest which was harvested in 2005 (approx) and has since been
reforested. To the east the site is boarded by a sheep farm. Currently the site has sheep grazing on it. The proposed
development would consist of 15 pods and a reception-restaurant-service area. The pods would be built on stilts to minimise
disturbance of the ground cover and to prevent additional runoff once completed. It is also proposed that each pod would
have a green vegetative roof with rainwater collection to further reduce runoff. The reception-restaurant-service area would be
confined to an the existing parking area marked R on the photo. Again, it is envisaged to have a green vegetative roof and
rainwater collection. This would result in enhancing what is currently a scar on the landscape. It is proposed to use only
existing forest and farm tracks for vehicle access to the pods.

Ecology Report - Extract The habitat within the site boundary can be described as a
borderline between immature woodland – WS2 and (mixed)
broadleaved woodland – WD1. It is a highly modified,
non-native woodland type albeit with a mix of native and
non-native trees, predominantly of broadleaves but with some
conifers. While some areas have been planted there is also a
component of natural regeneration while older trees from
pre-existing field boundaries add significantly to the structure
and diversity of the woodland. Trees include a small number of
specimens of Sessile Oak Quercus patrea and Alder Alnus
glutinosa, with more frequent Hazel Corylus avellana, Downy
Birch Betula pubescens, Holly Ilex aquifolium, Larch Larix
decidua, Grey Willow Salix cinerea, Mountain Ash Sorbus
aucuparia, and Hawthorn Crataegus monogyna. The
non-native Sycamore Acer pseudoplatanus has been widely
planted and is self-seeding. The understorey is very variable
with dominant swathes of Bracken Pteridium aquilinum or
Common Bent Agrostis capillaris and occasional Gorse Ulex
europaeus. Although Sycamore and Bracken are considered
invasive in a woodland context there are no species listed as
alien invasive at the national level 7 .

There are no bodies of open water although there are what might be called ‘rivulets’ (drains) running through the forest. These
were dry during the survey but clearly channel water down the hillside during periods of wet weather. They do not however contain
an aquatic ‘ecology’, i.e. species of plant or animal associated with wetland or water bodies.

In summary it has been seen that the application site is within one area that has been designated for nature conservation at a an
international level and another two such areas that are within the hydrological catchment of the site. On the site itself however
there are no examples of habitats listed on Annex I of the Habitats Directive or records of rare or protected plants. There is habitat
for a number of protected species, two of which are listed as qualifying interests for the Killarney National Park, Macgillycuddy’s
Reeks and Caragh River catchment SAC (Horseshoe Bat and Kerry Slug).

Forestry Report - Extract

The Forest site is approximately 18 ha in size with a good access track running through it. The main
forest types are i) old native woodland (4 hectares), ii) new sycamore plantation with native broadleaves
natural regeneration (7 hectares), iii) open areas (2 hectares), iv) conifer plantation (5 hectares).

The description of the forest area for the proposed pods reads as follows -
Sycamore with some larch was planted under a recreational scheme administered by the Forest Service (contract number 35326) in
this area during the nineties. Since then a range of native species (birch, hawthorn, ash, oak, hazel and holly) have also
regenerated here making this area a mixed pole stage woodland with trees of 10 -20 years of age.

Weaknesses and Threats

The main weaknesses and threats to the development of a high biodiversity forest ecosystem are listed below:

● The invasive nature of non-native Sycamore natural regeneration will reduce the future species diversity of the woodland.
● General pressure on young trees by grazing (deer and sheep).
● General lack of oak regeneration due to sheep and deer grazing.

Conclusions - In conclusion the landscape hotel development with a joint native woodland conservation
programme would prove positive for forest biodiversity, landscape and is consistent with the principle of
sustainable rural development. A number of synergies exist between the two programmes and with
appropriate planning it is envisaged the site will overall experience a biodiversity and landscape
enhancement as a consequence.

Of paramount importance will be the control of water effluents from the site in the short and the long term.
This can be achieved … using good design and planning for forest management and construction
together with the long term use of proprietary water effluent treatment and polishing filters.

Bat Fauna Assessment - Extract

2.1 Review of local bat records - The review of existing bat records within 10km of the study area (sourced from BCIreland’s National
Bat Records Database and personal records) reveals that eight of the ten recorded Irish species have been observed locally.

2.2 Onsite and off-site review of favourable bat habitats and structures - The review of the habitats and structures with potential favourability
for use by bats and both directly and, potentially, indirectly impacted by the proposed development identified two specific
Areas: 1) The onsite deciduous woodland

2) The disused buildings immediately off-site

2.3 Woodland assessment - The deciduous woodland on-site is excellent habitat for bats and other wildlife. Although most of the trees have yet to mature, their presence and
shelter offers highly favourable conditions for foraging bats and mature trees, where these occur, offer potential roosting sites for these animals.

2.4 Structure survey findings - Three abandoned buildings outside of but immediately adjacent to the study area boundaries were inspected for bats and bat-use potential:
Cottage - The current survey showed that the status of the structure as a lesser horseshoe bat night roost has not changed as only a small number of droppings of the species,
which are distinctive, were present indicating that one or two animals had used the building in recent months. This building is outside the northern boundary of the proposed
development site and will not be directly impacted by planned works.
Bungalows - These two single-storey, dormer buildings … are perfect roosting locations for bats and at least four species have taken up residence in large numbers.

4. Assessment of bat interest of the study area - The onsite woodland is an important habitat for bats and other wildlife and currently supports the feeding requirements of at
least four nursery roosts of four different bat species. The site’s deciduous woodland is obviously of great importance to the breeding females of local bat populations and
especially that of lesser horseshoe bats.

5. POTENTIAL IMPACT OF THE DEVELOPMENT ON BATS - Bat species within the area of the proposed development may be affected by both the construction phase and
subsequent existence of new structures within the onsite woodland which will require the removal of some trees. A diverse range of bat species roost immediately off-site and
hunt onsite and the key impacts on these animals arise through potential roost loss, loss of feeding areas and disruption of commuting routes.

6. MITIGATION MEASURES - Standard mitigation measures as would apply to any large-scale development should be adopted in the construction of the proposed
development. These include limiting season of disturbance to trees and vegetation to reduce impacts on breeding species and to implement measures to avoid and/or control
pollution and sedimentation into watercourses during construction and operation phases.

RESIDUAL IMPACT OF THE DEVELOPMENT ON BATS
The construction phase of the planned hotel accommodation and reception buildings, internal roads and waste disposal system may displace certain bat species through noise
disturbance and vegetation clearance but this is expected to be limited and temporary. The project plans include retention of all mature trees onsite with only a limited number of

immature trees being removed and onsite roads to the planned woodland accommodation units will be along existing tracks where possible to avoid vegetation removal. Such
avoidance strategies together with the implementation of recommended mitigation measures to safeguard these animals and to preserve the present nature of
the onsite woodland, should ensure that the residual impact of the development on bats is negligible and all bat species and existing roosts recorded in the area
should persist and continue to breed successfully.

The proposed development of 10 hectares of native Irish woodland through the
Native Woodland Conservation Scheme would greatly enhance the existing habitat for the local bat population

Responding to proposed mitigation measures

The following are summary responses to the recommendations proposed for the development in the attached Ecology Report

Construction Phase

Recommendation 1: Tree felling - It is not proposed to fell any mature native trees. To the contrary, I will apply to the Native
Woodland Conservation Scheme (NWS Conservation) for the inclusion of 10 hectares of the site. The Native Woodland Scheme
aims to promote the protection and enhancement of Ireland’s native woodlands and biodiversity, by supporting the appropriate
restoration of existing native woodlands and (where appropriate) the conversion of existing non-native forests to native woodland.
This would include the removal of non native trees and flora to manage and encourage the many seeded native trees and native
flora to further develop.

Recommendation 2: As per this recommendation, any clearance of vegetation would occur outside the nesting season, i.e. from
September to February inclusive.

Recommendation 3: A dedicated bat survey has been undertaken by Aardwolf Wildlife Surveys to determine the usage of the site
by these protected mammals. In conclusion the report states “The implementation of recommended mitigation measures to
safeguard these animals and to preserve the present nature of the onsite woodland, should ensure that the residual impact of the
development on bats is negligible and all bat species and existing roosts recorded in the area should persist and continue to breed
successfully”.

Recommendation 4: To avoid pollution during the construction phase the guidance from Inland Fisheries Ireland for the
prevention of pollution during construction along a riparian zone would be followed. It is envisage that the pod structure would be
modular, built off-site and then erected on site. This would ensure the minimum disturbance to the woodland during the construction
phase. This same principle should be adhered to in the construction of the reception / service area.

Recommendation 5: “potential damage to the root structures of trees during the construction phase” As with all aspects of the
proposed development, adherence to best practice is a cornerstone of our philosophy. The positioning of pods and the laying of
pipes to and from the pods would be planned in accordance with best practice. Vehicular access to the pods would be on existing
forestry/farm tracks. The pods would be built on stilts to minimize any disturbance to the ground cover. The pods would be modular
to minimise on-site construction. The reception/service area would be confined to an existing parking area. The National Roads
Authority root protection guidelines would be adhered to.

Recommendation 6: The wastewater system to be employed must be to the highest standard available and it may be
necessary to go above and beyond the EPA’s Code of Practice that is generally adhered to for small developments.
Demonstrating that the development will not result in pollution is considered to be the greatest environmental challenge for this
project.

Using the EPA Code of Practice, the proposed solution for treating wastewater on this site is a Tricel Novo wastewater
treatment plant followed by a Sandcel sand polishing filter. The Tricel Novo plant provides secondary treatment using
submerged aeration filter technology. The Sandcel sand polishing filter, providing tertiary treatment, consists of a series of pipe
work designed to distribute the effluent for treatment over stratified layers of certified sands according to the EPA Code of
Practice. They are enclosed in GRP impermeable panels. These filters can be installed in above or below ground applications
with all pipe work accessible from a service point.

A Tricel Novo IRL 100 wastewater treatment plant is designed to treat a
maximum hydraulic load of 15m3 per day. The Novo IRL100 has a capacity
of 28,650 litres, of which 10,000 are in the primary chamber. The Tricel
Novo range of wastewater treatment plants up to 50 PE is fully in
conformance with EN12566-3 and complies with the Irish Annex. The same
design principles are applied to the Tricel Novo IRL100 and the CE certified
range.

The effluent gravity flows from the treatment plant into a 4000 Litre pump
chamber and is pumped from here using twin Domo 7VX pumps. The
pump outlet is fitted with a 38mm compression fitting for connection to a
rising main of 38mm internal bore pipework. Details and pump
specifications are contained in the attached documentation.

The proposed solution for the tertiary treatment on the site is a Sandcel
13500, a 225m2 sand polishing filter. This is designed to treat the hydraulic
load of 13.5m3. The design of the Sandcel is based on the EPA Code of
practice and has a maximum hydraulic loading rate of 60 l/m2/d. The
sandcel will comprise of 9 zones which will be loaded sequentially to
ensure even distribution of the wastewater throughout the filter.

Operation Phase

Recommendation 7: Soakage pits

Soakage pits or similar ‘SUDS’ techniques would be employed to ensure that the quality and quantity of surface
water run-off is not affected by this project. All systems would be examined for their viability especially including
green roofs and rainwater harvesting.

Recommendation 8: Disturbance to species from human activity

While there are no roosts on the proposed site, the lighting for the
development would conform and, where possible, exceed the
recommendations of Bat Conservation Ireland. Furthermore, there
would be no illumination in the vicinity of the recorded roosts adjacent
to the site. In general, in is envisaged that all external lighting would
be low level lighting and would be kept to the minimum required by
regulations. The dispersed nature of the proposed landscape hotel
would reduce disturbance to species to a minimum.

Recommendation 9: Landscaping

“There is a potential for long-term benefits to wildlife arising from this project with appropriate woodland
management. This would require long-term planning to remove non-native species (particularly Sycamore)
and controlling Bracken to increase diversity of flora on the woodland floor. The site is vulnerable to invasive
by Rhododendron Rhododendron ponticum and/or Cherry Laurel Prunus laurocerasus.” - No non-native landscaping would
be undertaken, to the contrary, it is planned to return the woodland to native woodland and to keep the site free of
alien species.

Recommendation 9: All buildings on the site would have green vegetative roofs and rainwater harvesting. Planted
ponds will also be introduced where appropriate.

Treangarriv Landscape Hotel Proposal

Proposer - Brian Spain, BA Geography, TCD
Architect - International Architectural Competition
Ecologist - Padraic Fogharty - Openfield Ecological Services, Castleknock, Dublin
Native Woodland Plan - Jonathan Spazzi - BSc, Forest Management, MSIF/AIFC
Bat Survey - Conor Kelleher - Aardwold Wildlife Surveys, Macroom, Cork
Engineer - Frank Curran Consulting Engineers Limited, Caherciveen, Kerry
Waste Management Systems - Tricel, Killarney, Kerry

Annexes

● Waste Water Treatment system for proposed development at Treangarriv - Frank Curran, Consulting Engineer
● Ecology Report for proposed development site at Treangarriv - Openfield Ecological Services
● Forest Management Report for proposed Ecotourism development at Treangarriv - Woodland Care Forestry Consultants
● BAT FAUNA ASSESSMENT - Aardwolf Wildlife Surveys

May 2017 - A site-specific Native Woodland Plan will be prepared by a NWS Ecologist and NWS Forester

Glencar

Brian Spain - t: 087 958 3849 e: [email protected]