Planning decision reached for stables on Limerick's northside

AN Coimisiún Pleanála has granted permission for the construction of two stables and a fodder store on the northside of Limerick city.

It comes despite their own inspector recommending that permission be refused.

William Faulkner applied for permission to build two stables, a fodder store, a new access gateway and boundary wall on land at Coonagh.

In February this year, council decided to grant planning permission subject to a number of conditions.

These included the removal of a shipping container for storage, which had been erected without the green light of the local authority and the provision of a drainage channel.

A stipulation was also put on Mr Faulkner that farmyard manure is managed in an appropriate manner.

The council also noted that a roadside boundary was removed without planning permission and replaced with timber post fencing.

The initial application with the local authority attracted two submissions, including one from Coonagh Sports and Social Club.

They wrote: “The application for what would be a farm yard between the local sports grounds and residential homes would be damaging and an injustice to the local residents and community.”

The club added there is no provision for the storage of organic waste from the stables, or to collect the run-off from this.

The club said this raised concerns about possible “contamination” and a “health hazard” to people using the sports grounds.

It was a separate individual who appealed against the council’s decision to An Coimisiún Pleanála.

They pointed to a 40-foot container on site for 18 months, and alleged that construction and demolition waste was also dumped on the site.

The appelant noted the condition placed upon Mr Faulkner in that he must remove that container, but claimed that council is "unreliable” in enforcing planning conditions.

This is something the An Coimisiún Pleanála inspector could not rule on, however, given enforcements are outside the scope of this agency.

The person who appealed against the grant of permission added that there is already extensive once-off housing in the area.

They added a previous application for a home on the site had been turned down due to the risk of flooding.

The inspector stated: “While I acknowledge the point being made by the appelant and would agree there is extensive ribbon development along the local roads in the area, in this case, the proposed development relates to an agricultural development and does not give rise to ribbon development or can be considered to contribute to the exacerbation of ribbon development in the area in that context".

The objector said the use of the land is “for equine use” and as a result, “not directly related to agricultural use”.

"The provision of stables and ponies grazing does not protect, retain and enhance lands for agriculture and agriculture use,” they added.

However, the Commission inspector disagreed, adding it is a standard rural structure designed for horses.

"In my view it seeks to directly facilitate the primary purpose of the land, i.e. agriculture, and therefore it complies with the core land use. It is therefore consistent with the rural character of the area.”

Despite this, the inspector recommended refusal of the application, stating the area is at risk of flooding.

However, the Commission granted permission on a decision of two-to-one.

They disagreed with the inspector, saying that they do not feel the proposed development would give rise to a heightened risk of flooding either on the proposed site itself or other lands.

Buildings used for agriculture and forestry, they say, are categorised as “less vulnerable development”.

Eight fresh conditions were imposed on Mr Faulkner by An Coimisiún Pleanála.

Among these were a stipulation that the building should be used for agricultural storage and associated purposes only.

"The building shall not be used for human habitation or any commercial purpose other than a purpose incidental to the housing of horses, whether or not such use might otherwise constitute exempted development,” the commission said.

Details of the finishes of the stables will be agreed in writing by Limerick City and County Council.