Expansion of Laois hotel that was used for asylum seekers rejected

Planning permission for extra rooms at a Portarlington hotel, that up to recently was being used for to accommodate people seeking asylum in Ireland, has been refused by the country's planning appeals board.

In doing so An Bord Pleanála has overturned permission granted in November 2023 by Laois County Council to Noel Martin for the historic East End Hotel. The original application was for 10 hotel rooms in three blocks in a walled garden area to the rear of the historic premises.

The Council originally indicated it would refuse permission following a report from its planners. However, revised reports and a reduction from 10 to six units with the removal of block one from the overall scheme were submitted. The council was also told that the proposal would be module/pod-like structures so could be removed at a later date.

This led to the council to approve the project which was earmarked for the rear walled garden area of what is a protected

structure. However, this decision was appealed by the Orchard Drive Residents Association. 

They told An Bord Pleanála that the existing premises has not functioned as a hotel but since May 2019. Instead they said it has been used as a Direct Provision refugee centre. They added that there was no evidence that any planning permission being applied for to change its use from a hotel to a direct provision for refugees.

Residents also said there is no bar area, function room or a restaurant. They  said meals, events or functions can't be booked on the premises nor is it possible to book a room.

Mr Martin told the appeals board that the East End is "first and foremost" a hotel but a European directive permits hotel providers to provide emergency accommodation to refugees. It was confirmed that the hotel is providing emergency accommodation to refugees under the Directive but is not a Direct Provision Centre.

It was claimed that the proposed development would supplement the hotel with additional rooms to facilitate the growth of the business in the future.

The Board Pleanála Inspector was not convinced by the planning rationale that it is an extension to the hotel use. The Inspector found that there was no indication how the units would associate with the hotel building or how the proposed development would interact with the hotel.

The Inspector also challenged the scale of the project.

"The issue of proposed ‘10 hotel rooms’ as described in the public notices is not an accurate description of the proposed development. The floorplan drawings indicate there are 20 rooms proposed within 10 units, which was later revised 12 units within 6 units," said the Inspector.

The loss of the garden area was also identified as having a detrimental impact on the setting of the protected structure, and its future use as a hotel. It was also found that the proposed development would not complement or relate in any shape or form to the character of the protected structure.

"To grant the permission would set a highly undesirable precedent relating to protected structures and attendant grounds," said the inspector.

In the report dated November 18, 2024, the Inspector recommended to An Board Pleanála to refuse the development.

The report was considered by An Board Pleanála whose members decided to refuse permission on December 2. They concluded that, by reason of its overall layout, scale, and design, "the proposed development would seriously detract from the architectural character" of the existing hotel.

They found that the proposed 'hotel room units' had no element of food or other hotel-type services within the application site and could operate as so described in the application.

"On this basis, it is considered that the proposed development on its own would constitute a substandard form of development for prospective users and would, therefore, be contrary to the proper planning and sustainable development of the area," the board said.

The Board noted the commentary by the inspector that the public notices did not adequately describe the nature and extent of the proposed development. However, it was considered that the description as read on its content would allow for a decision on the application to be made.

The Board agreed with the inspector, that the application documentation provided insufficient information to enable a determination of a clearly set out relationship between the proposed development and the adjoining premises and so made it uncertain as to how and in what form the proposed development as applied for, would operate effectively.

The Leinster Express / Laois Live reported that the use of the East End Hotel for International Protection Accomodation Services ended in October 2024.