Laois County Council have expressed their frustration over a decision to refuse permission for a housing development at Tyrell’s Land in Portlaoise, a site acquired by the council in recent years.
Planning permission had been sought for 67 new homes which was made up of a variety of one to four-bedroom affordable and cost-rental properties.
Laois County Council bought the circa 25-acre site in 2021 for €1.4 million but only about five acres is suitable for housing.
Recreational space, adjoining the nearby People’s Park, and sporting facilities are also planned for the site.
Laois County Council had sought permission from An Coimisiún Pleanála for the development last year, with further information provided earlier this year.
However, Laois County Council were informed last week that permission has been refused.
A letter sent to Laois County Council, and seen by councillors, outlined the “reasons and considerations” leading to the decision.
As the proposed development is close to the protected Portrain House, “the Commission has considered the design and layout of the proposed development has failed to protect the character and setting of the protected structure”.
It added that the “proposed layout results in the loss of Category A and B trees on the site and an unidentified tree which formed part of the parkland setting … and would therefore affect the setting of Portrain House”.
In addition it stated that the application was “not accompanied by up-to-date appropriate documentation prepared by suitably qualified persons considering the specific impacts of the proposed development on the protected structure”.
As well as concerns relating to the protected structure, “the Commission, having carried out an appropriate assessment concurred with the Inspector and cannot be satisfied that the proposal would not adversely affect the integrity of the River Barrow and River Nore Special Area of Conservation”.
The report highlighted a number of issues of concern in that area and concluded that “sufficient information to remove all reasonable scientific doubt as to the effects of the project on water quality on water quality and related conservation objectives … has not been provided”.
The third main reason given was that the “Commission was not satisfied that the documentation submitted … relating to potential biodiversity impact is adequate to reach a determination on the likely significant ecological effects from the proposed development”.
“The proposed development would, therefore, be contrary to the proper planning and sustainable development of the area.”
A note on the latter added the proposed density of 34 dwellings per hectare was below the recommended 35 dwellings per hectare in Portlaoise on infill sites – and below the recommended 40 dwellings per hectare in the Stradbally Road area.
“Given the substantive nature of the reasons for refusal, the Commission did not seek additional information on the density of the proposed scheme but noted that any future consideration of the design and layout of the scheme should also consider the density to be provided at the opportunity site.”
Speaking at today’s meeting of the Portlaoise Municipal District in Laois County Council, Cllr Catherine Fitzgerald said the decision was a “devastating blow”.
“This is a huge blow. A huge amount of money has been spent on this already. I want to know how it has gone so badly wrong.
“I shudder to think how much was spent on consultants in this process.
“The only site we as a council have in Portlaoise is Tyrell’s Land. That is the only landbank we had for housing.
“As elected representatives, we need to meet with the CEO and the Director of Services.”
Cllr Paddy Buggy hit out at what he called the “flimsiest of reasons” for the refusal while Cllr Caroline Dwane-Stanley agreed that it was “a major blow to Portlaoise town”.
“When that land was bought, we were so excited by what it could be used for. Now we’re back to square one. It’s a bit like the County Hotel. We got so far and then we were let down.
“I want to know what went wrong, where it went wrong and where do we go from here.”
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