Green light for Ballina retreat centre

Local residents raise concerns over Buddhist plan

An Bord Pleanála has given the green light for a wellness/retreat centre planned by the Dublin Buddhist Centre outside Ballina.

In deciding to uphold Tipperary Co Council's decision to grant conditional planning permission for the development, the board overruled the recommendation of its own inspector, as well as objections raised by a number of local residents.

The Dublin Buddhist Centre (Triratna)'s plan involves a change of use from existing residential to retreat/wellness centre with a new single-storey extension on a 0.92ha site at Ballycorrigan. Associated works include a new vehicular entrance, car park of 10 spaces, and provision of a wastewater treatment system.

The applicant has stated that one person would be employed at the centre, which is to operate as a retreat/wellness centre, with small wellness and mediation retreats held every one or two weekends per month. Typically, 14-17 people would attend the retreats, including the team running them.

Retreats are to run from Friday evenings (around 5pm) to Sunday afternoons (around 3pm), or until Monday afternoon (around 3pm) on bank holiday weekends. Weeklong retreats would occur twice a year from Friday (5pm) to Friday (around 3pm).

The council received 21 submissions on the plan. While there was in some instances welcoming of the proposal, several concerns were raised in relation to the numbers of people using the retreat centre and the increase in traffic. Among other concerns mentioned were traffic and pedestrian safety given the alignment of the road and absence of public transport to the centre.

THIRD PARTY APPEAL

The council granted permission, subject to conditions, last year. A third party appeal in the name of Noreen Clifford, who lives south of the subject site, was made to An Bord Pleanála. It was supported by 12 signatures.

Among the points raised in the appeal was a view that the proposal contravenes the Tipperary County Development Plan in that the enterprise does not conform with the criteria of being a home-based activity, start-up or small-scale. The appellant submitted that a hostel and place of congregational gathering does not comply with settlement hierarchy.

The appeal furthermore contended that the retreat centre would impact on residential amenity and character of the lane; result in a traffic hazard and congestion for road users, and lead to “overspill parking” on neighbouring lands. It was stated that the proposal represents a 50% increase in traffic along the lane and 100% increase beyond the restricted bend.

In assessing the case, the Bord Pleanála inspector observed that the closest dwelling is more than 60m away and did not consider that the number of people attending the premises for a retreat would generate a level of noise to nearby residents.

“A meditation and wellness centre by its very nature tends to be a quiet type of use,” the inspector noted. Any future growth of the centre was not a matter before the board at the present time; a further increase in the level of activities/events or numbers attending would be considered on its own merits, should that arise.

The inspector did however agree that the retreat centre would endanger public safety by reason of traffic hazard, given its location approximately 2.7km from Ballina and dependence on private car transport. The inspector also recommended refusing permission on the basis that effluent from the development could not be satisfactorily treated and disposed of on site, notwithstanding the proposed use of a proprietary wastewater treatment system.

INSPECTOR OVERRULED

But the board did not share the findings of the inspector's report: “Based on the low volume of traffic that currently exists at this location and low level of additional traffic that would be likely to be generated... the board was satisfied that the proposed development could not reasonably be considered as endangering public safety by reason of a traffic hazard and/or an obstruction to road users.”

In relation to wastewater treatment, the board concluded that the proposed onsite system would be capable of treating the effluent generated. It included a planning condition to this effect, and ultimately ruled that the retreat centre proposal is in keeping with the Tipperary County Development and can go ahead, subject to revised conditions.