Planners turn down St Kevin’s proposal

Mullingar town centre tourism accommodation proposal refused

Westmeath Examiner Reporter

An application to convert a protected structure in Mullingar town centre into tourism accommodation has been refused permission by Westmeath County Council planners.

County Monaghan based firm BFJ Developments submitted plans to transform St Kevin’s, a two-storey 19th century building on Bishopsgate Street, into self-catering tourist accommodation.

The proposed development was to convert the building, which has most recently been used as offices, into nine en-suite bedrooms over two floors, two kitchen dining areas and a living area. Permission was also sought for a fire escape stair on the southwest elevation and all associated site works.

Retention permission was sought for fire escape doors and replacement of timber sash windows with replica timber sash windows to the front and side of the main building and replacement of timber sash uPVC sash style windows to the rear of the building.

The planners report noted that the proposed development resembles a “self-catering guesthouse”, rather than traditional bed and breakfast, as there was “no evidence of a permanent on-site resident”.

The planner said under the Tourist Traffic Acts, any tourism business calling itself a guesthouse must be registered with Fáilte Ireland and comply with the registration and renewal regulations for guesthouses.

“The registration of guesthouses is a matter for Fáilte Ireland rather than a planning matter; however, requirements in the Guest House Regulations, which set out minimum bedroom and en-suite sizes provide a reasonable guide as to what would constitute an acceptable standard of accommodation for occupants,” the planning report stated.

In making a determination to reject the proposal the planner noted that only two of nine proposed en-suite units comply with the minimum room and bathroom size standards.

“Having regard to the plans and particulars submitted with the application and my inspection of the site, I recommend that planning permission be refused,” the planner stated in the report.

The reasons included that the development was “injurious” to the protected structure of St Kevin’s and would have a detrimental impact on the character of the structure.

The planner said the proposed design drawings are of poor architectural design quality and would be contrary to the provisions of the “Architectural Heritage Protection Guidelines for Planning Authorities 2011”, which promote the rehabilitation, preservation and sensitive re-use of historic buildings.

The remaining reasons for objection included considerations regarding layout and design, lack of adherence to the “proper planning and sustainable development of the area” and contravention of the provision of car parking spaces.