Laois drive through restaurant and shops plan hits major obstacle

Plans for two large shops and a drive-through restaurant in the heart of Portlaoise town have hit a major stumbling block. 

Laois County Council has written to developer James Graham seeking further information about the project and requesting a new plan that doesn’t include a drive through element. 

The initial plans for the site along the Ridge Road in Portlaoise were to “construct one retail building containing two large retail units with a separate enclosed service area and one restaurant with drive through facility.”

The proposed development included the demolition of two bungalows, garden walls and the partial demolition of the existing stone walls within the curtilage of the protected structure, Portleix House. 

It also sought the partial demolition of the existing boundary wall to the Dublin Road to form a new pedestrian access/plaza to the development and the erection of a new railing boundary treatment to the Dublin Road frontage. 

There was a plan for the partial demolition of the existing boundary wall along Ridge Road and replaced with a new retaining boundary wall with railings along Ridge Road. A new access road was proposed off the Ridge Road and car parking for 85 vehicles was included.

The proposal facilitated an area required for the future construction of the Triogue Blueway Part B (Phase 2) by Laois County Council.

The plans were lodged on May 7 and the council requested further information on July 1. 

“The Planning Authority has serious concerns regarding the scale and level of development proposed on the subject site having regard to the proximity to protected structures, existing mature trees, location within the Portlaoise Architectural Conservation Area and Archaeological Zone,” the council stated.  

The council deemed the loading and store area as an overdevelopment of the site.  

“The scale and bulk of the building may cause a tunnel type effect along the ridge road and overly dominate the ridge of Portlaoise and Portleix House and associated protected structures,” council planners stated.  

“The access road, service area and queuing area to the take away may also result in an inefficient parking area and backing up of vehicles on the Ridge Road. The proposed removal of the rear boundary wall and orchard of Portleix House will have a detrimental impact on character of the protected structure and would be contrary to the provisions of the Architectural Heritage Protection Guidelines for Planning Authorities,” they stated. 

The council also raised concerns over the inclusion of a drive-through restaurant at a “prominent junction” on the entrance to the town centre.  

“The applicant is requested to omit this element of the development and submit revised proposals for a more appropriate type development which has regard to the town centre location and the need to provide an active frontage,” the council stated. 

The original application has attracted a number of submissions from members of the public and organisations. 

An Taisce-Ireland’s National Trust- made a submission questioning the development. 

“The application represents a poor town centre land use, with single storey buildings and dominant surface parking,” they said. 

A submission from Portlaoise resident Derry Townsend said: “The proposed development is out of character with the historic town and will lead to precedence of further developments of this kind if allowed to proceed.” 

Colm Owens and April Fenlon, who have an address on the Ridge Road, objected to the plans. 

“The Ridge Road is already used as the main access road to both the Dublin and Stradbally Roads and to local schools from housing developments located further down the Ridge Road and on the Mountmellick Road and by people accessing the train station. The road is currently inadequate for this purpose as can be evidenced at many times during the day when the road is congested and there are tailbacks as far back as to the leisure centre on the Ridge Road and to Kilminchy on the Old Dublin Road,” they stated.