Plans for big housing estate in Laois town appealed

Plans for a new housing estate to be built in the Laois heritage town of Abbeyleix have been appealed to An Bord Pleanála after phase one of the development was granted planning permission by the local authority. 

Laois County Council approved Brook Advantage to develop Phase One of a proposed three phase housing project at Rathmoyle, (townland) between the Ballyroan Road and N77 Portlaoise road, in Abbeyleix. However three appeals from local residents have now been lodged with the planning body. 

Phase one would consist of 28 houses including 1 four bed detached, 20 four bed Semi-detached, and 7 Three-bed Terrace dwellings, in two blocks. Phase two would include a creche site. There are planned to be 84 houses in total if all three phases are built.

It will also have an ESB kiosk, and all associated site development works including footpaths, parking, fencing, drainage, and landscape /amenity.

Construction access had been sought from the N77 to the site with a temporary haul route, but the council got agreement from the applicant to change this to another haul route from the south of the site.

Other changes were also made after the council requested Further Information, such as the addition of pedestrian crossings, design changes, extra lighting and traffic safety and construction plans.

Access to the proposed development will be via The Fairways housing estate next door which has 94 houses. However an entrance from the Ballyroan road is planned for future phases.

There had been 39 submissions made on the application to Laois County Council, many by neighbours objecting to it.

In their appeal to An Bord Pleanála The Fairways Residents Association argued that the proposed development would endanger public safety by reason of traffic hazard and obstruction of road users as there is no right-turning lane. 

"The site layout granted by Laois County Council contains elements that suggest future development that were not part of the phasing plan submitted. This affects the public's right to participate in the planning process. The nature of this phased development and the lack of clarity on the extent of the development could result in relevant assessments not being undertaken due to project-splitting. The proposed development will harm the residential amenity of the residents in The Fairways housing estate which has not been adequately considered in the assessments submitted," the appeal stated. 
 
"Laois County Council issued an e-tender for a masterplan eight days after deciding to grant permission for this development which covers a significant portion of the masterplan extent area. This suggests that the Council's decision was premature and further assessment is needed."

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Local residents Roland and Sharon Tarrant also lodged an appeal and argued that there was  failure to carry out proper consultation with Transport Infrastructure Ireland on the proposed construction access onto the N77.

They said the overall three phases will result in the doubling of houses in the estate and in turn a doubling of traffic. They said this would result  in endangerment to public safety through creation of new hazards. They also had concerns about inadequate public lighting infrastructure and the lack of an environmental impact assessment.  The residents said the granting of permission was premature before a masterplan for the area. Other concerns related to the proposed entrance and compliance with planning procedures. 

A third appeal was lodged by another resident, Karen Phelan who outlined how there is confusion over the proposed temporary haul route and permanent access to the site which she said had not been clarified despite numerous objections.

Ms Phelan also raised concerns about access arrangements and safety concerns as a result of increased traffic. 
She also raised the lack of a masterplan for the lands and claimed the timing and physical placement of site notices impeded interested parties both to the disclosure of the planning application and due notice to prepare submissions. 

In response to the submissions to Laois County Council, the applicant's architect said "We note the third-party submissions and the running theme for the most part is concerns over additional traffic through their existing estate from the residences.

"The applicant has been working with the owners of the adjoining land to reach an alternative solution to this issue. The applicant is actively working with parties on adjoining lands to get an alternative site access that would contribute to a master plan for the area. A connection point to this alternative access route has been identified in the updated site layouts.

"Meetings have been held with local officials, Laois County Council and a presentation to Transport Infrastructure Ireland to design an alternative access point. The applicant will continue to work on solutions with all stakeholders to bring forward a viable masterplan for the successful development of the zoned lands. We also note the submissions on the current access point to The Fairways. The local authority has carried out recent upgrade works at this location."

The land is zoned for Residential-2 in the Laois County Development Plan.  It was the subject of a previous planning application for 51 houses which was rejected over concerns for sewerage and public spaces.

A decision on the development is due to be decided by An Bord Pleanála by June 19, 2025.