HomeMy WebLinkAbout2560410 - F.I. Request Letter
08/12/2025
Leah Unicorn Ltd.
Cathal O'Leary
Wexford Enterprise Centre, Strandfield Business Park,
Kerlogue,
Wexford Y35 R28A
Re: Planning and Development Act 2000 (as amended).
Planning and Development Regulations 2001 (as amended).
25/60410 - retention of internal alterations to previous approved plans under 20/155 including the
following: 1. Conversion of attic of 528.41sq.m. floor area for the provision of 9 no. bedrooms,
associated stairs and lift core. 2. Alterations to previously approved layout of ground floor in relation
to 11 no. bedrooms, storage and staircase locations. 3. Alterations to previously approved layout on
first floor in relation to bedroom, storage and staircase locations. 4. Repurposing of existing ground
floor meeting room (62.00sq.m.) to additional kitchen and laundry facilities. 5. All associated site
development work at Treacys Hotel, Losset, Kingscourt Road, Carrickmacross, Co. Monaghan..
_______________________________________________________
Dear Sir/Madam,
With reference to the above application, I am to inform you that the information submitted is not
adequate to enable a decision to be made.
In accordance with the provisions of Article 33 of the Planning and Development Regulations 2001
(as amended) you are hereby requested to submit further information as set out on the attached
page.
Article 33(3) states that “where a requirement under sub-article (1) or sub-article (2) (Clarification)
is not complied with within the period of 6 months from the date of the requirement for further
information, or such additional period, not exceeding 3 months, as may be agreed by the Planning
Authority, the planning application shall be declared to be withdrawn”.
It should be noted that you will be required to give notice in an approved newspaper under article
35(1)(a) and erect a site notice in accordance with Article 35 (1)(b) of the Planning and Development
Regulations 2001 (as amended) if the further information received is considered to contain
significant additional data.
Please Note: 4 copies of Additional Information to be submitted. In the case of Significantly
Different Information, 6 copies of additional information to be submitted.
Yours faithfully,
__________________________
ADMINISTRATIVE OFFICER
P.P.
25/60410 Leah Unicorn Ltd. Treacys Hotel, Losset, Kingscourt Road,, Carrickmacross,
Co. Monaghan.
ADDITIONAL INFORMATION
Note: A pre-application consultation did not take place. You and/or your assigned agent should liaise
with Planning Section prior to the preparation and submission of this Further Information.
The submission should take a coherent account of the issues that overlap/interlink.
No inference is given in requesting this Further Information that planning permission will ultimately be
forthcoming.
1.
It is the Planning Authority’s understanding that the property has not operated as a
commercial hotel for a considerable period and is currently being used exclusively as
accommodation for protected persons.
Accordingly, in the interest of clarity and transparency, please provide a formal statement
confirming:
(a) The date the premises ceased operating as a commercial hotel, and the date the
premises commenced use as accommodation for protected persons.
(b) Confirmation that the premises is not currently operating as a hotel and has no active
commercial hotel function.
(c) Your client profile, and confirmation from the relevant State agency that these
individuals fall under the definition of protected persons.
(d) Details of contractual arrangements with State agencies governing the current and
proposed use of the premises.
2.
During the assessment of planning file number 20/155, the applicant confirmed that the then
current use of the premises for accommodating protected persons was temporary and stated
that the purpose of the proposed works was to make the hotel commercially viable, with the
intention to revert to full hotel use upon completion.
Accordingly, in the interest of clarity and transparency, please provide:
(a) A formal explanation as to why the premises did not revert to commercial hotel use
following completion of works under 20/155.
(b) Confirmation of whether the commitments made in the Further Information response
for 20/155 were fulfilled, and if not, why.
(c) Details of any change in operational strategy since the submission and grant of
20/155, including correspondence or agreements with State agencies that influenced
this change.
(d) An explanation of how the current proposal aligns with the original rationale
presented under 20/155, and whether the development now sought is intended to
support hotel use or continued protected persons accommodation.
3.
The County Development Plan 2025-2031 does not set out a dedicated zoning or development
policy for protected persons accommodation/IPAS centres, but your proposal can be assessed
with respect to the proper planning and sustainable development of the area, particularly
concerning the suitability of the location and the standards of accommodation.
As per the info submitted, it is unconfirmed if the further development and internal
reconfiguration of the former hotel would be acceptable. It is noted that the existing
building(s) was designed and permitted exclusively for hotel use, which carries different
assumptions in relation to occupancy duration, communal facilities, servicing, fire safety,
waste loading, and amenity requirements.
Accordingly, in the interest of clarity and to allow for a fully informed decision, please submit a
detailed planning statement clarifying the operational model, including information on:
(a) The number of individuals currently housed, and the number that would be housed.
(b) Current management and staffing levels.
(c) Service provision and social supports – for example, concerning language, religion,
education, and employment.
(d) Management protocols – regarding security, complaint handling, emergency services
access, and safeguarding measures for vulnerable persons.
(e) All bedrooms and shared facilities. Same should meet minimum accommodation and
public health standards, particularly regarding room sizes, natural ventilation and
lighting, sanitary provision per occupant, kitchen capacity, laundry capacity, and
communal areas/amenities for all ages.
(f) Waste management.
The statement should reference the 2019 National Standards for Accommodation Offered to
People in the Protection Process.
4.
The information submitted is insufficient with regards to transport and accessibility for
residents. Accordingly, please submit a comprehensive transport plan for the facility, outlining
a free, reliable and regular service, which would have sufficient capacity (for existing and
proposed occupancy levels) covering weekdays, evenings and weekends.
The plan should also demonstrate how these arrangements would comply with pertaining IPAS
guidelines, i.e. for accommodation located more than 2km from a large town.
Supporting documentation, such as service timetables and any agreements with transport
providers, should be included.
5.
In the interest of health and safety, particularly given the change from temporary hotel guests
to longer-term occupants, please submit a report by a Chartered Fire Engineer confirming that
the facility is, and would be, fire safety compliant.
Particular points of note include adequacy of the attic accommodation, suitability of escape
stairs, corridor widths, smoke ventilation, evacuation arrangements for the existing and
proposed occupancy, and adequacy of fire detection and suppression systems.
6.
The information submitted is insufficient with regards environmental health and protection.
Accordingly, please submit updated certification from a qualified engineer confirming that the
wastewater treatment system approved under 20/155 has been installed as approved, is
operating to design standards, and would have sufficient capacity to cater for increased
occupancy levels. Loading calculations shall be based on actual occupancy, not hotel
occupancy.
7.
Objections to your application have been received, raising concerns primarily about the
continued use of the property as an IPAS/emergency accommodation centre rather than as a
commercial hotel. Issues cited include loss of a tourism asset and associated economic impact,
social isolation of residents due to the rural location, and inadequate access to services.
Additional points relate to compliance with fire safety and disability access standards,
potential environmental impacts, and the perception that granting retention would reward
non-compliance and prevent a return to tourism use.
Please review the planning file and respond to each objection individually and the separate
issues raised therein.
8.
In the interest of clarity and to allow for a fully informed decision, please submit details
confirming that the development of the site to date is, where relevant, compliant with the
plans, documents and conditions of planning permission file numbers 20/155 and 17/155.
9.
The Planning Authority notes that a Section 5 Declaration request (file number EX25/102) has
been submitted seeking confirmation that the change of use from hotel to accommodation for
protected persons constitutes exempted development. Further Information has already been
requested in relation to this declaration, and the matter remains unresolved. In the interest of
clarity and to allow for a fully informed decision, please submit:
(a) An update on the status of EX25/102, including any correspondence or documentation
submitted to date.
(b) A clear statement confirming whether the applicant maintains that the current use is
exempted development under Class 14 of the Planning and Development Regulations
2001 (as amended).
Same shall include supporting information demonstrating compliance with Article 9(1)
of the Planning and Development Regulations 2001 (as amended), specifically details
confirming that the development of the site to date is, where relevant, compliant with
the plans, documents and conditions of planning permission file numbers 20/155 and
17/155.
(c) Confirmation that the building is used to accommodate protected persons.
(d) Clarification on how the exempted development position relates to the current
application and whether the applicant intends to regularise the use through planning
permission or continue to rely on exempted development provisions.
10.
The Core and Housing Strategies (see Sections 2.6 and 3.13) within the County Development
Plan 2025-2031 seek to locate residential development in the population centres of existing
towns and villages where basic social and infrastructural services are available.
In this regard, the Planning Authority has fundamental concerns with the unsustainable nature
of the proposed development due to the scale, location, lack of associated services, and lack of
connectivity with existing services.
Accordingly, in the interest of clarity and to allow for a fully informed decision, please provide
additional information to demonstrate how the proposed development complies with the
Core and Housing Strategies, including information on:
(a) How the continued use and proposed intensification of accommodation at this rural
location aligns with the Core Strategy principles of sustainable development and
settlement hierarchy.
(b) Measures to mitigate isolation and ensure access to essential services, transport, and
community facilities.
Supporting documentation should be provided where relevant.
11.
The information submitted is insufficient with regards environmental protection.
Accordingly, the following is required:
(a) A revised site layout plan (1:500) demonstrating the following:
(i) All existing and proposed surface/storm water drainage systems (outlined in
blue).
(ii) The directional flow of all existing/proposed surface water pipelines.
(iii) Any SuDS measures.
(iv) All associated discharge points and outfalls.
(b) An appropriately completed water protection plan checklist.
The planner dealing with this application is Ben Clerkin