New life for Portroe ‘ghost estate’

An Coimisíun Pleanála has given the go-ahead for completion of a 22-house development in Portroe, which had been threatened with demolition.

The commission overruled the recommendation of its own inspector, who upheld Tipperary Co Council’s decision earlier this year to refuse permission for the plan. The council’s refusal came after it received more than 50 objections to the application by Subgero Ltd for retention permission for the as-constructed surface water infrastructure, footpaths within the green area, and boundary screen walls around the sides and rear of houses 18–22 at ‘Schoolhouse Row’.

The company also sought permission for alterations to approved site development works, namely increasing the approved width of footpaths and parking bays, and general revisions to the public lighting layout, roads, paths and parking to improve the site layout.

Having taken ownership of the site, Subgero sought to complete the development, for which planning permission was originally granted in 2003. An Coimisiún Pleanála noted that the development was left unfinished, a “ghost estate from the 2008 economic crash”.

HOLIDAY HOMES

The commission noted that warning letters were issued by the local planning authority regarding alleged unauthorised works on the site in 2024.

Concerns were raised over the intended use of the site, and whether or not holiday homes were proposed. It was noted that the development description under the original planning application did not reference holiday homes, nor did a subsequent Bord Pleanála ruling require the use of the site to be for holiday home purposes.

The commission received a collective observation from Ger Fahy Planning Consultants on behalf of 26 observation parties. A series of concerns were raised, among them parking, traffic sightlines, drainage and the structural condition of the buildings.

“The structures have remained unfinished for 22 years,” the inspector wrote in summarising the concerns raised by local residents. “The structures should be considered uninhabitable and are the subject of a Derelict Sites Notice.”

DEMOLITION

“In 2025 it was recommended the development be demolished. Now the applicant is stating the houses are ready for the market.”

The commission also received an observation from neighbouring landowner Bernard Seymour, who raised similar concerns and said drawings from 20 years ago were still being used to support the current application.

“The commission may wish to permit the houses during a housing shortage crisis, but this would drop standards to a new low bar,” Mr Seymour submitted. “It is accepted the estate needs to be completed. Current standards must be applied to the estate, and this requires the applicants’ sincere attempt to engage with the local authority requirements.”

In its appeal, Subgero indicated it would use a proprietary attenuation tank system to limit runoff of surface water rather than a simple soakaway. The company submitted a revised site road and parking layout. It submitted that the sightlines to Schoolhouse Row could be greatly improved by relocating parking spaces nearest to the subject site.

Following her assessment of the case, An Coimisiún Pleanála’s inspector recommended refusing permission on the grounds of inadequate surface water storage and disposal infrastructure.

‘POSTIVE CONTRIBUTION’ TO HOUSING

However, the commission decided not to accept the inspector’s recommendation. It ordered the granting of planning subject to a number of conditions, among them the omission of a vehicle entrance connecting the site to the adjoining school. A condition was also imposed in relation to surface water management.

The commission generally accepted the applicant’s view that the plan was consistent with Objective S014 of the Settlement Plan for Portroe, which seeks renewal or regeneration of the Schoolhouse Row development.

The commission concluded that, subject to conditions, the plan would make “a positive contribution to the provision of housing in the area, would eliminate the unsightly nature of the unfinished estate, would not have an adverse impact on the amenities of adjoining properties or the surrounding area, would be acceptable in terms of surface water management and traffic and pedestrian safety, and would generally accord with the provisions of the Tipperary County Development Plan 2022-2028”.