Plans approved at Laois pub despite right of way claims

A landmark Laois pub has been granted planning permission for a new lounge and outdoor entertainment area despite controversy around a right of way. 

Jack Wallace applied for retention planning for the development at Ramsbottoms Bar on Main Street in Portlaoise last September. The building housing the popular bar in the heart of the town is a protected structure and was formerly Ramsbottom & Sons Shop at 101 Main Street, Portlaoise. 

Mr Wallace applied to  “retain change of use of • Domestic Kitchen to Lounge area at rear of existing bar, • External covered yard to outdoor entertainment area • Previously used bar stores to new bar and emergency exit • Smoking area to the rear of the site. Retention is also sought for the construction of an emergency exit route and covered walkway and all associated site works.”

Laois County Council’s planner noted a number of submissions including one from People First Credit Union (PFCU) CEO Sean Dunne who objected to the plans on behalf of PFCU. 

“People’s First Credit Union Limited is currently in legal dispute with Jack Wallace, Ramsbottom’s Bar in relation to the blocking of our registered Statuary Right of Way from the rear of the Credit Union premises out on to Main Street, Portlaoise. The structure obstructs our access blocking PFCU from exercising the legal right of way,” he stated. 

He claimed that there had been no consultation with the PCFU from the Ramsbottoms prior to the work being carried out. 

“The fact that retention is now sought shows applicants scant regard for the planning process and PFCU believes that granting this retention would be a breach of planning,” he stated. 

Liam Campion and Eddie Dunne, E and L Property Limited, JFL House, James Fintan Lalor Avenue, Portlaoise, who own land at the rear of 102 Main Street, also objected. 

“There are a number of properties in close proximity to Ramsbottom’s bar who have direct access to the right of way, including the Golden Grill Restaurant, People First Credit Union, Laois County Council (former County Hotel) and James Fintan Lalor House,” they stated. 

“The right of way has long been an integral part of the area and its obstruction diminishes the quality of life for those who live and work nearby. The structure is an eye sore and does not match in with the surrounding buildings,” they said. 

“The description of the application is misleading, as it does not explicitly refer to the extension constructed on the lane way,” they added. 

Bridget and Daniel Dempsey with an address in Carlow also objected. They too mentioned a right of way. 

“The extension in question encroaches on a public right of way that has historically been used for pedestrian access between James Fintan Lalor Avenue to the main street. The extension obstructs this vital access route and blocks its availability to the public causing inconvenience to local residents and visitors alike,” they said. 

“Granting retention would effectively reward non-compliance, undermining the integrity of the planning process and setting a concerning precedent for future Development,” they added. 

Laois County Council requested further information in relation to the development in November 2024. The council sought information on the pub’s noise policy and asked for comment in relation to the claims in relation to the right of way. 

In response  a consultant for Mr Wallace said a noise impact assessment had been carried out in the area. The consultant issued a statement in relation to claims of a right of way.  

“Our client has engaged his legal advisor to conduct a comprehensive search for any official confirmation of the alleged rights of way over his property. To date, no such rights have been identified or substantiated by official documentation from any third party.

However, our client acknowledges the existence of a door on his property providing access from the Credit Union to the main street, which has been used as a right of way. He is willing to continue facilitating this access indefinitely, ensuring that patrons of the Credit Union may exit through this door with an unobstructed passage to the main street.

Regarding the second alleged right of way through McAuliffe’s Archway, our client notes that this route was voluntarily obstructed by the third-party submitters during construction works undertaken on their property. This obstruction has been in place for over five years, rendering the passage inaccessible for entry or exit during that time. Consequently, the route has not been used and in our opinion cannot be considered an active right of way,” they stated.

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Laois County Council approved the planning permission subject to seven conditions on May 1.