Concerns raised over temperance hall plan

Tipperary Co Council has asked a planning applicant intending to redevelop Roscrea’s old temperance hall to submit revised proposals for the historic structure.

Enda Gleeson is seeking to change the use of the existing nineteenth century bridewell (gaol) and temperance hall buildings from educational facility/offices to residential use. The new use is to comprise 11 apartments (seven one-bedroom and four two-bedroom), which are intended as ‘age-friendly’ accommodation, thereby making new use of derelict buildings at the site, which has remained vacant for over 20 years.

However, the council last week informed Mr Gleeson that the plan “presents a number of concerns”. Among these, the council considered that the development would “impact on the character and special interest of the temperance hall through subdivision of the building interior into three floors of residential accommodation. The design proposed does not preserve or enhance the generous internal space, large windows or ceiling in the temperance hall.”

Further concerns were raised with overlooking, ventilation and access. The council said it was not clear whether the proposed development is a ‘Build to Rent’ development or whether the apartments will be for sale. Age-friendly apartments were defined in the application as accommodation for “persons over the age of 65”, though the council said it was not clear how this use could be assured. The applicant was requested to confirm proposals for the future maintenance and management of the proposed development.

Elsewhere, Mr Gleeson was requested to arrange for bat and bird surveys, having regard to the potential for roosting and nesting bat and bird species within the existing buildings on the site.

‘UNSYMPATHETC’

The council’s request followed a number of submissions made on the plan, including one from the Heritage Council. Its primary concern related to the temperance hall, which remains relatively intact.

“Key to this building is an appreciation of its internal unitary space, which is integral to its understanding of its architectural character,” the Heritage Council stated.

“It is our view that the proposal would result in an unsympathetic subdivision of a large historic interior, introducing two new floor levels and rooflights into a space distinguished by its tall windows and fine timber coved ceiling...

“While we consider that many of the interventions to the gaol building are justified, we believe the current proposal for the temperance hall would negate the positive intention behind the scheme, due to the significant negative effects on the historic fabric.”

Tipperary Co Council also received a submission from the owner and occupier of an adjoining property, Eamonn & Kathleen Phelan, who stated “strong, overarching support for the principle of this development”, but outlined concerns over impacts on residential amenity, structural integrity, public safety, and site boundaries. “Robust planning conditions” were suggested to deal with these concerns.

The planning authority informed the applicant that he has six months to comply with the further information request.