Concerns about road layout puts Marist project on hold

An eye-catching proposal for a new residential project in the grounds of the Marist College has been been put on hold temporarily, after Westmeath County Council voiced concerns about the proposed new road layout and entrance to serve the development and the nearby secondary school.

In all, the council is seeking further information from the developers Tuath Housing Association, under nine different headings before a final decision will be announced.

The ambitious plan from the Dublin-based housing body would see 55 new apartments provided “to accommodate persons on the social housing waiting list” following the redevelopment of the former boarding school on-site, and construction of a new three-storey block.

In its further information request issued on December 18 last, the local authority raised concern that the new road appears “ad-hoc” and would adversely impact on the character and setting of Garrow House and the Marist Hermitage structure.

The new stretch also appears close to an existing bank of trees, where there could be potential impacts on root protection zone of the mature trees on the northeast of the road, it added, requesting an arborist report for the development proposed which would assess the number and type of trees that are required to be removed to facilitate the proposed new access road to serve the Marist Secondary school, and clearly delineate root protection zones for the others.

The council also asked the developer to reconsider the location of the proposed looped road to serve the Marist Secondary School.

“It is considered that a more appropriate school access is by way of providing a two-way route to the school via the widening of the existing road leading to the Marist secondary school with provision of turning circle located within the school grounds,” it added.

What was proposed by the developer was a new two-way entrance from the Retreat Road to provide safe access for vehicles, cyclists and pedestrians. This would be put in place by widening the existing one-way system to allow for two-way traffic and would include a footpath for pedestrians and a cycle lane for cyclists.

This new access route would connect to the existing tree-lined road which leads directly to the front of the Garrow House and Our Lady’s Hermitage Building.

School traffic within the site would be re-diverted away from the proposed development and the existing buildings, according to the initial plans which the council now has concerns about, with a new one-way road provided through the existing open space to the south-west of the established tree line.

This one-way road would connect into the new two-way road leading to the main-entrance out to Retreat and Lower Road. The existing trees would act as a buffer between the new one-way road and the proposed development with 45 parking spaces provided, the plans lodged back in October detailed.

There are also queries as part of the further information request about social infrastructure needs in the area, the need for a bat survey and a public lighting design to be carried out, along a call for revised plans to address concerns that housing site is too close to the perimeter.

In addition, the council wants clarification and detailed drawings in relation to changes to the entrance gateway which is a protected structure, apartment finishes and more data about the public open space and communal space proposed.

In all, what's envisaged in the project is the renovation and extension of the premises known as Garrow House and Our Lady's Hermitage, which is a protected structure, to provide 28 apartments, 12 one-bed units and 16 two-bed units.

The plan would also cover the construction of a new three-storey apartment block to the rear of the site, incorporating another 27 apartments, all two bed-units, and community rooms.

Tuath stated it was in the process of purchasing the lands from the landowner, “The Marist Brothers" in the plans lodged in the autumn.

The housing body has six months to supply the further information requested by the local authority to allow a final decision be made on the residential plan, close to Athlone town centre.