Roscrea IPAS plan rejected

Tipperary Co Council has refused planning permission for a major extension to the Direct Provision centre at Roscrea’s former Racket Hall hotel.

Swiftcastle (Roscrea) Ltd had sought permission to increase accommodation at the centre from 40 to 100 bedrooms. The additional bedrooms were to be contained in a three-storey wing extension.

The plan drew several objections, including one from Roscrea Chamber of Commerce and one from local councillor Shane Lee. The site was a focus of national media attention in January of last year when protests greeted the opening of a Direct Provision accommodation centre for 160 residents at the former Racket Hall Country House Hotel.

In its planning application to the council, Swiftcastle cited figures from the International Protection Accommodation Service (IPAS), which regulates Direct Provision centres, and reported a significant increase in demand for accommodation. As of May 18, 2025, County Tipperary was providing accommodation for 892 people in these centres and there was a “growing demand” for additional accommodation.

“In light of the increasing demand shown in the IPAS data, this planning application proposes a significant opportunity for expansion of the existing facility,” the applicant’s agent informed the council.

‘ROSCREA HAS NOT COPED WELL’

In its objection to the plan, Roscrea Chamber of Commerce stated that a 100-bedroom hotel would be a “huge boost” for the town. “However, an additional 60 bedrooms being added to the current operating 40-bedroom IPAS centre at Racket Hall would be hugely detrimental to town centre business,” Secretary Michael Madden wrote on behalf of the chamber.

“Roscrea has not coped well with the huge increase in a diverse population in such a short space of time, adding pressure to services locally. Local businesses have seen a noticeable drop in footfall and turnover since the first IPAS centre opened four years ago in Sean Ross Abbey, followed by a Ukrainian centre two years ago on the Convent Hill and a further IPAS centre at Racket Hall in early 2024. The businesses of Roscrea feel that the town has taken more than its fair share of international protection applicants and unfortunately, for one reason or another, it has had a negative impact on business in the town.”

Cllr Shane Lee objected to the application on several grounds, including what he termed an “unjustified intensification of use on a disconnected and constrained site”. He submitted that there was an absence of required environmental assessment; that the site was not zoned for further development under the Tipperary County Development Plan, and that the site drainage proposals were inadequate.

400 RESIDENTS

Cllr Lee also took issue with parking provision, noting that a “conservative estimate” for the need at Racket Hall would be 373 spaces. This was based on 240 new residents, 160 existing residents, 20 new staff and six existing staff.

“It should be noted that the existing car park is actually at full capacity at present, without any additional development,” Cllr Lee said in his objection.

He furthermore cited Census figures from 2022 showing that the population of Roscrea grew by 4.8% between 2016 and 2022. “The population living in disadvantaged areas increased by 42.2%, from 2,349 to 3,340,” Cllr Lee submitted.

“Two small areas in Roscrea are now classified as ‘extremely disadvantaged’, with 8.7% of the ED’s population living in such areas – four times the national average. These figures exclude the recent increase in the local IPAS population.

“Adding further strain on already stretched social infrastructure – such as medical, dental and education services – poses a risk of significant adverse consequences for existing and new residents,” Cllr Lee told the council.

The council received objections along similar lines from Roscrea residents Margaret Walsh and Maria Phelan, as well as one from Marie Warren, who reported a “significant drop in pressure in our water since the 24/7 occupancy of Racket Hall”. Stating that she did not believe there was sufficient sewage capacity for another 60 bedrooms, Ms Warren also objected to “this hotel being taken from the tourism industry”, saying it should be returned to its originally intended use.