An Bórd Pleanála clears way for 58 apartments in former orphanage

An Bord Pleanála has rejected an appeal by a residents” association and in the process upheld a decision of Louth County Council to grant permission for apartments at a former orphanage in Dundalk.

Laurene Tuite had received the go-ahead for conservation, extension and change of use of the former St. Joseph’s Female Orphanage & Industrial School and St. Malachy’s Convent to 58 apartments.

The corner site is at Seatown Place and Castle Road. St Malachy’s Convent was built c.1760, while the original St Joseph’s building dates to c.1850-1870. Both are attached on the eastern side forming one single building and are Protected Structures.

A report noted that the complex has remained vacant since the early 1980s.

The overall development is for 58 apartments over two blocks with 31 apartments in the front block (Protected Structure) and 27 apartments in a new four-storey block at the rear of the site facing onto Castle Road.

Proposed work includes the restoration and refurbishment of the two protected structures, demolition of the existing classroom, laundry and workshop building to the rear of the property at Castle Road, including associated lean-to and flat roofed annexes, a covered link to the industrial school, a single storey 20th century laundry annex and fire escape, and an adjoining grotto and 20th century greenhouse, and the removal and appropriate historical archival of all redundant laundry equipment.

Also, landscaping of the existing yard to the rear of the building, hardstanding and garden to accommodate 19 car parking and 58 bicycle spaces using the existing vehicular access onto Castle Road along with the restoration of the pedestrian access and the provision of new steel and glass vehicular gates.

Following a request for further information, the local authority granted permission subject to 14 conditions, generally standard in nature.

The scheme was revised to keep the laundry building – rather than demolish it – and convert it to residential use.

That decision was appealed to An Bord Pleanála by Elaine and Thomas Gilsenan and others of Castle Road (CMS Residents” Association).

The grounds of the appeal included that the proposed development was not in accordance with the land use zoning objective for the site.

Concerns were expressed about a lack of on-street car parking and traffic congestion, and how the construction works would be accommodated.

“Closing Castle Road to facilitate works would not be possible as it is a strategically important through-road for the town and leads onwards into Northern Ireland.

“Its closure would have implications for emergency services and those accessing local schools.”

It was argued that residents would not enjoy natural light and have badly lit apartments.

Responses to the appeal were received from the applicant and from Louth County Council.

The local authority’s response included that Condition 8 specifically stated that the permitted development does not have the benefit of existing public car parking spaces on the public road.

“Condition 8 (i) requires a revised Construction Management Plan to be prepared prior to the commencement of development. The planning authority is satisfied that the concerns raised in the appeal regarding the construction phase can be fully addressed by the CMP.”

An inspector from An Bord Pleanála recommended that permission be granted.

The Board decided to grant permission, generally in accordance with the inspector’s recommendation.

“It is considered that, subject to compliance with conditions set, the proposed development would constitute an acceptable quantum of development in this accessible urban location, would be acceptable in terms of pedestrian and traffic safety, would constitute an acceptable form of development and use at this Protected Structure and would not seriously injure the amenities of surrounding properties or seriously detract from the character or built heritage of the area.

“The proposed development would, therefore, be in accordance with the proper planning and sustainable development of the area.”

Conditions include that prior to the commencement of development, the applicant shall submit details (design and materials) of the proposed commemorative plaque(s) in relation to the historic and cultural importance of the site and its associated buildings for the written agreement of the planning authority.

“The existing statue of St. Joseph and crucifixes associated with the convent building, and the equipment and machinery associated with the former laundry building, shall be removed in such a manner as to enable them to be recorded, photographed and their appropriate historical archival in the care of a museum.”

This, the Board said, was in the interest of proper planning and to ensure the cultural and historic importance of the site was acknowledged.