Dear Sir/Madam,

I wish to make the following submission as part of the consultation process on the proposed development at the former Maryborough School site, Stradbally Road, Portlaoise.

Having reviewed the consultation drawings and related documentation, I wish to raise several serious concerns relating to design changes, appropriateness for age-friendly use, heritage impact, planning precedent, privacy, parking shortfall, and impacts on my property and right of way.

1. Deviation from current communications

The proposal as now submitted differs significantly from communications to local residents by elected representatives and Council staff. Residents have been informed that the development would consist of single-storey, age-friendly units, possibly within a gated community arrangement. However, the current design now includes two-storey terraced buildings, which are wholly inappropriate for the intended age-friendly purpose and the heritage setting.

2 Inconsistency with Age-Friendly Design Principles

During the consultation process, the age-friendly designation of the proposed development has been clarified once again by an elected representative, following discussion with the Council, as of 23rd October 2025. However, the proposed layout and design appear to contradict the repeatedly stated purpose of the development as age-friendly housing.

The northern terrace contains three first floor units accessed only by stairs. With the entirety of the living space located upstairs the design is contrary to universal design principles for age friendly living. These stairs each also have a 180° turn which will likely require costly retrofit of stairlifts to maintain age friendly access standards.
6 of the 11 units are indicated as “3-person” or “4-person”, which is inconsistent with typical age-friendly occupancy patterns.
Only 3 of the 11 units are ground floor 2 person units, consistent with age friendly requirements. The remainder are either 1st floor or multi person units.

On October 29th, the Leinster Express published an article titled “‘Beggers beyond belief — a disability house with a bath’ — Laois councillor rails.” While the specific story is unrelated, the underlying principle is comparable: issues with council housing being unsuitable for their intended occupants and subsequently requiring costly retrofits. It is easy to envisage similar negative media attention arising should the current proposal proceed as outlined in the consultation documents

The design of the proposed units is inconsistent with the intended age-friendly requirements. The Council should revise the proposal to ensure the design is genuinely fit for purpose and can be fully utilised by the intended occupants. This will help prevent the need for costly retrofits at the taxpayers’ expense. The proposal should be amended to provide an economical, practical design that accommodates age-friendly mobility, accessibility, and occupancy patterns.

3. Scale, Height and Architectural Compatibility

The proposed development is located within the curtilage of a Protected Structure (RPS 943). It should also be noted that both the School and School Master’s House are both listed buildings on the National Inventory of Architectural Heritage (NIAH) and together form part of a unique and iconic landmark on the Stradbally Road which should be preserved.

Section DP MS 1 of the Laois County Development Plan, see Figure 1, sets out the provisions relating to the protection of the setting, character, and special interest of Protected Structures and any other buildings of heritage value.

The proposed Northern Terrace building is of disproportionate scale that would visually dominate and overshadow the existing heritage structures, contrary to principles of good conservation practice. As illustrated in Figure 2 & 3, the proposed massing and height would adversely affect the architectural coherence and setting of the historic group.

The proposed northern terrace is of excessive height and inconsistent with the established built form in the immediate context:

Approximately 1.8 metres higher than the adjoining School building.
Approximately 1.5 metres higher than the School Master’s House.

The proposed use of brick finishes and concrete roof tiles would appear visually incongruous alongside the existing pebble-dashed walls and natural slate roofs of the historic buildings.

A single storey form consistent with the design of the southern terrace would represent a more appropriate and sympathetic approach, ensuring that any new development remains subservient to the protected structures and preserves their character and setting. A modified example drawing is shown in Figure 4.

I would like to propose the addition of the Old Maryborough School building to the list of Protected Structures. Both buildings on the site were designed and built in the 1890s and are included in the National Inventory of Architectural Heritage (NIAH). It is therefore anomalous that the school building itself is not currently designated as a Protected Structure. Its inclusion would ensure that the building’s architectural and historic value is appropriately recognised and conserved, in accordance with the objectives of the County Development Plan and national heritage policy.

Figure 1. Extract from Laois County Development plan, section DM PS 1

Figure 2. Extract from drawing 2402_00_00_300 showing the scale of the northern terrace in relation to the existing heritage listed structures on site

Figure 3. Extract from drawing 2402_00_00_300 showing the proportion of the northern terrace in relation to the existing school

Figure 4. Modified drawing – showing suggested alternative design with single storey Northern Terrace

4. Previous planning precedent

The previous planning permission submitted on this site (Ref. 17/183) included Condition 10(b) requiring frosted/opaque glazing on the first-floor windows up to a height of 2m, on the southern & eastern elevations. This condition highlights the previous developer and the Council’s recognition of the overlooking aspect and privacy concerns for adjoining properties associated with a two-storey building on this site. This was outlined in ‘design statement’ report, page 6, “opaque glass is used to 2 m height to provide privacy for the building users and in turn prevents overlooking to the east”
It is therefore requested that the Council apply the same level of consistency and protection, regardless of whether the applicant is a private developer or the local authority itself.

Revision to a single storey structure would negate this concern.

5. Privacy

The recent change to the proposal, increasing the development to two storeys and adding three balconies on the eastern elevation directly facing my property, has introduced significant overlooking concerns. Despite the presence of a mature hedgerow and an existing boundary fence, the difference in ground levels between the two sites means that the new first-floor windows and balconies will have clear sightlines into my home and garden areas. This results in a substantial loss of privacy and residential amenity.

As indicated in the section 4, measures were put in place for the previous proposed development at the site to prevent overlooking “opaque glass is used to 2 m height to provide privacy for the building users and in turn prevents overlooking to the east”.

Reverting to a single storey design, as per original commitments given by the council, would again solve this problem.

6. Access, Boundary, and Road Alignment

The proposed new access road runs immediately adjacent to my home, tapering to within centimetres of the existing dwelling house. This proximity is unacceptable and raises serious concerns:

External Wall Insulation (EWI) was installed on the boundary wall, with permission of the previous landowner, and could be easily damaged by construction works or vehicle movements.
The dwelling foundation extends beyond the property line and under the existing lane, amplifying vibration and noise from passing vehicles and even footfall.

The issues above are currently minimal due to the existing narrow lane, restricted speeds possible and infrequently use. However, the construction of a 2-lane public road here will significantly increase the risks as noted above.

A minimum 1.2 m soft landscaped buffer strip, with physical barriers (e.g. bollards), should be installed to protect the structure and residents from damage and disturbance. Vehicles such as refuse lorries entering this area have potential to cause significant noise/vibration disturbance. A suitable acoustic break should be included between the proposed road and existing dwelling, including the removal/separation of the existing concrete slab under the lane, to ensure the increased traffic flow does not negatively impact the residents. The drawing legend does not clearly differentiate between landscaping and concrete area so it is not clear what is being proposed here; however, this area should consist of soft landscaping, not concrete or footpath.

The additional space required to realign the road and create this buffer strip can be easily achieved by relocating the entrance door of the school building to a different elevation

It should also be noted that a right of way exists at this laneway, acknowledged by Laois County Council and currently with the Housing Department for sign off. The statement in the Stage 1 Road Safety Audit, 3.9, recommendations, incorrectly indicates that no access is required at this location. This right of way is the sole means of vehicular access/egress to the rear of my property and must be fully preserved in the final design.

Figure 5 below indicates an alternate proposal which would reduce the risk of the above issues.

Figure 5. Alternate design proposed at entrance road

Drawing notes / key points

Kerb to be realigned as shown, minimum 1.2m from dwelling
Suitable acoustic break between public road and dwelling to prevent reverberation of sound from traffic into the building structure. Soft landscaping only in this area with 200mm concrete plinth to protect EWI from damage/rodents. Existing concrete slab under land to be removed.
Right of way to adjoining property to be retained
Removable bollards to prevent obstruction to right of way access
Fixed bollards along edge of dwelling
Treatment of shared boundary to be discussed/agreed on site
Suggestion to move entrance & access ramp to western of northern elevation to facilitate realignment of new road

7. Inadequate Parking Provision

The documentation and drawings present inconsistencies regarding parking:

Stage 1 Road Safety Audit references to 14 spaces, including one accessible space.
The site layout drawings submitted for consultation only show 12 spaces.

Under the Laois County Development Plan 2021–2027, Table 10.3 specifies:

Houses – 2 spaces per unit (2 × 2 = 4 spaces)
Apartments/Flats – 1.26–2 spaces per unit (9 × 1.26 = 11.34 spaces minimum)
→ Total required: Minimum of 16 spaces.

The proposed provision falls well below minimum standards.
While Policy TRANS 28 allows for discretionary relaxation of parking standards for town centre locations, this site should not be considered for relaxation, given the ongoing parking issues along the N80 at this location. See photos below showing frequent obstruction of entrances immediately adjacent to this site on an ongoing basis.

Given the intended age friendly nature of development, consideration should be given to the provision of more than one wheelchair accessible parking space. It’s also noted that some of the units are approximately 50m away from the nearest car parking space and almost 100m to the nearest bicycle parking space

The proposed realignment of the kerb along the N80 is welcomed and will hopefully address some of the ongoing parking issues here, however it will further reduce on-street public spaces by 4–5 no., worsening local parking shortages.

Additionally, under DM TRANS 10, a minimum of 17no. bicycle spaces and a further 6no. visitor bicycle spaces are required to be provided. The drawings show only 12 bicycle spaces.

The site should contain adequate parking provision in line with Laois County Development Plan guidelines.

Examples below of ongoing parking issues and obstruction to properties adjacent to the proposed development

8. General Notes

There is no mention of public lighting in the description or drawings. Is public lighting to be included?
There is no detail given on the treatment of shared boundaries, this should be discussed/agreed with the relevant adjoining landowners.
In the EIA report section 5, it indicates that no demolition is proposed, however demolition of the school extensions, partial entrance wall etc. is noted in several other areas of the documents

9. Interim / enabling works

Laois County Council should consider carrying out interim repair works to address the continuing dilapidation of the listed properties and to prevent further structural deterioration
The Council should consider enabling works prior to the commencement of construction to ensure;
- the separation of traffic along the proposed roadway from the dwelling, to ensure no damage to the EWI during mobilisation or construction works.
- the realignment of the kerb along the N80 should be completed at an early stage to avoid further obstruction of access to properties in this area during the construction stage.

10. Conclusion and Requested Actions

In summary, in line with the rational outlined above, I respectfully request that Laois County Council:

Confirm that the development is designated exclusively for age-friendly residential use, aligning with the intent outlined in current communications
Revise the northern terrace to a single-storey design
Ensure that all unit layouts and the overall development represent an economical and fit-for-purpose design appropriate to their intended age-friendly use.
Ensure that the proposed development provides adequate parking in accordance with the requirements set out in the Laois County Development Plan 2021–2027
Preserve of the existing right of way and access to the adjoining property
Ensure that the existing dwellings and structures on, and adjacent to, the site are not adversely affected by the proposed development and the construction of the new public road
Ensure the preservation of the architectural heritage of the protected structures, NIAH-listed properties, and the broader historical setting
Add the former Maryborough School building to the Record of Protected Structures

These revisions would achieve a more appropriate, sensitive, and practical design for the site while ensuring consistency with planning policy and the stated objectives of Laois County Council.

Yours sincerely,

Former Maryborough School site, Stradbally Road, Portlaoise Co. Laois. - Aighneachtaí

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