The national planning body has refused permission for a major tourism development in South Kerry.
Rínn Rua Holiday Park Ltd had applied for planning to develop a tourism and leisure park at the site of the now-derelict Rínn Rua Hotel in Ballinskelligs.
The former hotel was built in the late 1960s but has been derelict for over 30 years, and previous attempts to renovate it were unsuccessful.
Kerry County Council had refused permission last year, and on appeal, An Coimisiún Pleanála has now also refused permission.
The company sought to partially demolish, restore, and extend the existing derelict hotel, to include 22 self-catering apartments, a bar, dining room, rooftop restaurant, and shop.
The rest of the 22.6-hectare site, overlooking Reenroe Beach, was to include 144 mobile homes, 25 holiday homes, 21 glamping pods, 20 campervan stands, six hobbit huts, and a tent camping area, washroom and facilities.
Rínn Rua Holiday Park Ltd also planned to construct a leisure complex with swimming pool, a surf shop and café, natural play area and central park area, with an upgraded cliff walk and beach access road.
Kerry County Council shot down the application last July, for reasons including that it would be visually intrusive, may impact the public water supply, and could cause light pollution.
The area is part of the Kerry International Dark Sky Reserve, only one of two Dark Sky Reserves in Ireland and the only Gold Tier Reserve in the northern hemisphere.
Rínn Rua Holiday Park Ltd appealed this refusal to the national planning body, An Coimisiún Pleanála, which has agreed the development should not go ahead.
The inspector raised concerns over the scale of development in a visually sensitive area.
The inspector acknowledged the benefit that restoring the hotel would bring to the area, but said an alternative option would be to demolish the structure altogether and return the land to its original use.
An Coimisiún Pleanála said this would set an undesirable precedent for further similar developments at visually sensitive coastal areas.
It also noted the possibility of pollution, and disruptions to public water supply.
The national planning body also said the development would create a substantial amount of light pollution, and would have impacts on the integrity and long-term environmental and tourism value of the Dark Sky Reserve.
