County Hotel in Portlaoise to be completely demolished

DESPITE the old derelict County Hotel in Portlaoise being, a recorded protected structure, it is to be completely demolished to make way for an apartment block.

The County Hotel was once a thriving bar, music and dance venue. However it has been lying vacant and derelict for more than 30 years. The council bought the property in January 2019 with plans to develop it into apartments for people on their housing waiting list.

The site was previously zoned for ‘Town Centre’ development.

County councillors agreed at their February meeting to rezone the land to allow for the new development.

Council management said that the rezoning was required: “To protect and enhance the special physical and social character of the existing town centre and to improve retailing and commercial activities.” Councillors were informed that the redevelopment on the site will be a partnership between Laois County Council and the Approved Housing Body (AHB) - Cluid.

The development will see a three story block comprising of 10 residential units on the top two floors and a commercial/enterprise space on the ground floor. No car parking is proposed to cater for the residents.

Regarding no car parking spaces, the council management said: “Given its location within the town centre, and in close proximity to the rail station, this is considered acceptable.” Councillors were informed of a condition report that was undertaken on the existing building and pointed out that overall: “Given the condition of the existing hotel, it is considered that exceptional circumstances exist to demolish the hotel and for the site to be redeveloped.” 

One of the conditions of the redevelopment of the site stipulates that all ground works shall be monitored under license by a suitably qualified archaeologist. And that “should archaeological material be found during the course of the work that is would be stopped pending a decision on how best to deal with the archaeology. The developer is also expected to advise the National Monuments Service of the Department with regard to any necessary mitigating action, such as preservation in situ or excavation. The reasoning for this, the council said was, “to ensure the continued preservation of places, caves sites, features or other objects of archaeological interest.” 

While cllr Aisling Moran said that she was fully in favour of housing and the need to do something with the old County Hotel she said: “I can’t understand how Laois County Council spent money buying the premises. Paid for the legal fees and all the reports and the technical teams and the designs and then will just hand it over to Cluid. What will Laois County Council get in return?

“Why can’t Laois County Council develop this site itself? We’re handing over a building. Laois County Council will pay the rent on. Lease it for 20-years and after the 20-years are up Cluid will own the property, like the Old Convent site across the road from it, that Sophia Housing will own after 20-years. In the long-run it would cost us less if we (council) develop that site (County Hotel) ourselves.

“Why are we giving this building to AHB? We will be using public money to build apartments that will then be given into the ownership of these bodies and not left in the ownership of Laois County Council.” Cllr Moran then asked for the figure that has been paid out from 2018 when Laois County Council purchased the building and the lands to get it this far in 2025? She said a discussion had taken place during a council meeting some years ago where councilors were informed that it would cost between €500,000 to €700,000 to construct just one apartment on the site because there was preservation order on the building and asked what’s the cost of construction of the apartments now?"

She went on to say: “It’s in the middle of a town, with bars restaurants and night clubs in the immediate area. Will their hours have to be curtailed? The other issue, which we saw with the new library and which cost three-fold to develop was the millrace underneath it with a connection of tunnels. Has this been considered?” 

Director of Services at the council Donal Brennan in reply said that with the assistance of AHBs the council has been able to deliver housing around the county.

The County Hotel development, he said, “suits the AHB and we are very grateful that they have cooperated with us on this. In terms of us not making a profit on a housing site or transfer of a site, we don’t seek to make a profit. Our aim is to get stuff built. We will use government money to buy things and don’t make a profit on it.” 

Mr Brennan said: “The majority of people living on the site will be over 55.” 

Cllr Catherine Fitzgerald said: “This (County Hall) is an item that has been on the agenda for years. I will be supporting it. I am worried about the cost, because it’s a constrained site and it will be difficult. But the site has been lying derelict for years, and years and years. It’s shameful, it’s been neglected and rundown and it’s affecting all the businesses in the area. Most people I know in apartments don’t have parking. Most, well a lot of the people waiting on one and two bed apartments don’t have cars, so that won’t affect many of our applicants for the apartments.” 

She said she was not disagreeing with cllr Moran on the issue of AHBs.

Cllr Fitzgerald went on to propose the rezoning of the site to allow for its redevelopment.” 

Cllr Marie Tuohy said the building has been an eyesore and a danger for many years.

“Logistically, it will be a very difficult to develop. I like the idea of apartments within towns. They bring life into them. Regarding noise, if your taking up a tenancy in an apartment in a town centre you are aware of that and you are aware that you are close to pubs and music venues. I think it’s a positive development and can’t wait to see it started.” 

Cllr John Joe Fennelly seconded the proposal to rezone and redevelop the site.

He said: “This has been going on for years and at one stage the council was going to develop it themselves. The people of Portlaoise are probably fed-up looking at the building the way it is at the moment. The sooner the better something happens on it.” Cllr Paddy Buggy also supported the redevelopment project.

“I think it will be great to bring life back into the town centre. It might kick-start living over shops,” he said.

Cllr Paschal McEvoy said: “It’s been lying there idle for over 30years. The longer we leave this the more expensive it’s going to cost us. At the end of the day it will be brought back to life.” 

The council’s chief executive Michael Rainey said: “This is a key regeneration project for the town. I was involved in the acquisition of the site back in 2018. To see the project going to construction is fantastic.” Regarding the AHB involvement in the project Mr Rainey said: “Our own housing section is at capacity. We are delivering everything we can deliver. But for us to meet the government housing targets we have to have partnerships and collaboration with the AHB and private sector. That’s the only way that we can achieve the numbers.

“This (County Hotel) is another example of a strong project where the council acquires the site and bring in the AHBs with their expertise to deliver for us. It either that, or it doesn’t happen.” He said: “We’re here to do business. Not to make a profit. But to deliver homes and that’s what’s going to happen with this project. It’ll regenerate the town centre and deliver economic benefits to all the businesses in that part of the town.”