Planning permission for large retail development on busy Portlaoise road appealed

The approved plans for a large retail development in Portlaoise town have been appealed. 

Developer James Graham submitted a planning application with Laois County Council for the development on the Ridge Road in Portlaoise in May 2024.

The original plan was seeking permission for two large retail units with a separate enclosed service area and a drive through restaurant. The development also required the demolition of two bungalows, garden walls and existing stone walls within the curtilage of Portleix House, which is a protected structure.

It also included the "partial demolition of the existing boundary wall to the Dublin Road to form a new pedestrian access/plaza to the development and erection of a new railing boundary treatment to the Dublin Road frontage, partial demolition of the existing boundary wall along Ridge Road and replaced with a new retaining boundary wall with railings along Ridge Road."

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Along with this, the plans included the provision of new road access off the Ridge Road, 85 parking spaces, footpaths and lighting. 

However, the drive through was excluded from the plans after Laois County Council requested the developer to omit this element in July 2024 due to concerns about its location at a prominent junction at the entrance of the town. 

The council also raised concerns regarding the scale of the development and it potentially having a negative impact on traffic congestion on the Ridge Road. Its proximity to protected structures was also an issue.

The revised plans sought permission for "a retail building containing 3 comparison retail units with associated storage areas and staff area along with a separate enclosed service area. A separate commercial building with a comparison retail unit at ground floor level and an office unit provided at first floor level."

Despite the amendments, the plans still required the demolition of two bungalows, garden walls and the partial demolition of the existing stone walls within the curtilage of Portleix House as well as providing road access off the Ridge Road.

Laois County Council approved the revised plans in September of this year on the basis of 19 conditions. However, the approved plans have now been appealed to An Coimisiún Pleanála. 

The plans had received numerous objections from local residents. The residents cited serious concerns regarding the development's impact on traffic on the very busy and "already inadequate road."

Despite the concerns, the Planners Report concluded that "the site is zoned as town centre, and therefore the principle of the uses proposed, namely retail and offices is acceptable. The proposed development would be an infill development and also bring back into use a vacant zoned town centre site within Portlaoise."

The case is due to be decided by March 3 of next year. 

Funded by the Local Democracy Reporting Scheme