Coillte granted planning for an office at Emo Court Demesne in Laois for a second time

Coillte says a planning application for an office at Emo Court Demesne which required a number of expert reports was part of a "feasibility assessment". 

The detailed planning application by Coillte took a year to be approved due to its complexity. It required experts to carry out surveys of bats, trees, protected species and also to include a landscaping plan and an architectural heritage impact assessment.  

Planning for the 640sq metre single storey office building, signage, landscaping, vehicular entrance, 34 car parking spaces and 12 bicycle parking spaces was granted by Laois County on March 13 subject to 15 conditions. 

The Leinster Express/Laois Live contacted Coillte and enquired about the purpose of the office, the number of people who would work there and whether there would be any possible positive spin off for local businesses.

In response, the semi-state forestry company said: “We are considering the potential for a new office building on the grounds of Emo Demesne however no final decision has yet been made. The planning application was part of a feasibility assessment for a potential development.”

Remarkably, the planning application was granted on a site where planning permission for a two storey Southern Region Office building was approved for Coillte, subject to conditions, in 2008. The planned office, which was designed by Environmentalist and Architect Duncan Stewart, was never built and the planning permission expired in 2013. 

Those plans included associated waste treatment systems, wood chip/pellet burner, fuel store, signage, site fencing, vehicular entrance, car parking and site works.

Coillte’s latest planning application on the site was lodged on March 15, 2024. It was initially due to be decided by May 2024 but required significant further information and reports due to the siting of the building in the grounds Emo Demesne. 

Instead of delivering the expected decision in May 2024, a planner for Laois County Council requested an Architectural Heritage Impact Assessment as “Emo Court is a Protected Structure of National Importance.” 

The planner also said a suitably qualified ecologist would need to complete a bat survey as the plans involved the removal of a number of trees in an area inhabited by bats. 

“The Planning Authority notes that a significant number of trees will need to be removed from the site and the conclusions of the submitted Protected Species Report recommends that a Tree Survey be carried out. The applicant is, therefore, requested to submit a Tree Survey Plan and associated Tree Survey Report,” the planner stated. 

They also sought a landscaping plan for the site. Irish Water had stated that water pressure was low in the area and the development could put pressure on the water network which feeds Emo House and Gardens.  As a result, “a Pre-Connection Enquiry (PCE) in order to determine the feasibility of connection to the public water/waste water infrastructure.” 

Coillte responded to the further information request in February 2025. Their response included an “Architectural Heritage Impact Assessment prepared by David Averill FRIAI, a director at Sheehan & Barry Architects and a Grade One Conservation Architect.”

It also included “a bat survey was carried out by Gerard Tobin, BSc, MA., Ecological Consultant, on the night of 26-27th May 2024.” 

Coillte said “a tree survey was carried out by CMK Hort and Arb Ltd between 5th-7th June 2025 and an Arboricultural Assessment and Impact Report.” 

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Coillte also supplied details of a landscaping plan by DFLA and confirmation of pre-connection feasibility from Irish Water.   

Laois County Council granted permission for the plans subject to 15 conditions on March 13.