Approval for €13m housing plan on old Bower site

Plans for a €13 million development comprising 55 housing units earmarked for a long vacant site in Athlone have been given planning approval.

The news represents the culmination of a 26-month bid by developer Ardent Lakeside Property Ltd to secure planning permission for a housing project on a 1.45 hectare site at Lower Road, Athlone, with a boundary onto Bower Lane.

The town centre site which has been unused for more than a decade includes a portion of the former Bower National School and Athlone Town FC clubhouse.

Planning approval was granted in mid-August, subject to 28 detailed conditions.

Initially plans for 69 housing units were initially lodged in June 2017 but were knocked back in 2018 by planners for what the local authority described as a "substandard design approach". 

The applicants returned in August 2018 with a design they argued “addresses the challenging topography of the site” in a slightly smaller scheme of 55 housing units.

Images of the proposed development.

The proposed development includes 18 housing blocks, containing, in total, nine four-bed houses, 31 three-bed houses, four two-bed houses, five two-bed duplexes, five one-bed apartment and one two-bed apartment. Pedestrian access is proposed to the duplexes and apartments from the Lower Road. Primary vehicular access is proposed off Lower Road with pedestrian accesses from both Lower Road and Bower Lane; 

At the time of the new application, the company said: "The development as proposed will help reinforce the identity of the area and enhance its physical character. The provision of a variety of house sizes and types will encourage a broad range of age groups within the development, to support the creation of a well-balanced community."

In October last, the local authority sought further information on - and certain changes to - the plans before deciding whether or not to grant planning permission. 

In making this request, the council argued that the plans, as submitted, "would provide a poor residential environment for future occupants."

It said the proposed development had failed to "provide a strong streetscape and quality urban form".

The council also commented unfavourably on the design of the proposed houses, saying: "Overall design of terraced and semi-detached units are considered bland and lack design reference and character."

The council invited the developer to "liaise with the planning authority to discuss revised design and layout proposals".

The developers responded in July 2019 with new drawings and designs and planning approval, subject to 28 conditions, was granted earlier this month. 

Among these is a requirement for the developer to submit revised plans and particulars for the written agreement of the planning authority illustrating pedestrian access to the rear of six units.

Prior to the commencement of the development full details of all hard and soft landscaping, including materials specification, shall be submitted to and agreed by the Planning Authority. The details shall replace compacted gravel areas with semi permeable paving system or similar.  

Materials and visual treatment of the streetscape, site boundaries, walls, fences and railings within and enclosing the site are also to be subject to prior written agreement and are specifically to include reference to all treatment of boundaries where mature hedgerows exist on site. 

Details of plans and schedules for planting of plants and trees planting plans are also to be submitted, along with a landscape management plan. 

Prior to the commencement of the development full details of all materials to be used on the external surfaces of the development are also to be submitted for the written agreement of the planning authority.