Planning exemption refused for part of Kildare IPAS accommodation
The Gables Guest House and Leisure Centre Photo Jimmy Fullam
AN COIMISIÚN Pleanála has ruled that the former leisure centre at The Gables Guesthouse, Athgarvan Road, Newbridge, does not qualify for an exemption from planning permission for its use as accommodation for people seeking international protection, despite the wider premises having been used for this purpose since 2023.
In a formal ommission order released recently, the commission distinguished between the guesthouse and the adjoining leisure centre, finding that while the change of use of the guesthouse is exempted development, the conversion of the leisure centre is not.
The decision follows a referral by owner of the development, Baltinglass businessman Joseph Germaine, after Kildare County Council declared in February 2026 that the change of use of the premises constituted development and was not exempted development.
This ruling meant that a change of use would have to go through the statutory planning process, with the council ultimately responsible for either the granting or refusal of the change of use.
However, in its own investigation, the commission ruled that the guesthouse, excluding the leisure centre, could be used to accommodate people seeking international protection under Class 14(h) of the Planning and Development Regulations 2001.
But it found that the former leisure centre did not qualify for the same exemption because it was not a premises or residential institution providing overnight accommodation within the meaning of the regulations.
The commission also considered whether the development could be qualified under Class 20F, which provides an exemption for certain temporary accommodation uses carried out by or on behalf of the Minister for Children, Equality, Disability, Integration and Youth.
However, the commission found no evidence on file that the local authority had been notified of the change of use before it commenced, as required by the conditions attached to that exemption.
The ruling means that the guesthouse and leisure centre have different planning statuses, despite being part of the same premises.
The inspector's report, which was considered by the Commission, described the property as comprising 29 guesthouse bedrooms and a further 13 bedrooms in the former leisure centre.
The inspector also recorded that a site manager said the premises had been operating as accommodation since 2023.
During a site visit on 8 October 2026, the accommodation in the former leisure centre was not occupied.
The report identified the guesthouse and leisure centre as two distinct planning uses, rather than treating the leisure centre as an incidental part of the guesthouse.
The inspector concluded that the change from guesthouse and leisure-centre use to primarily residential accommodation constituted a material change of use and therefore development.
The commission's ruling confirms that the former leisure centre does not qualify for an exemption from planning permission.
Any further planning or enforcement implications for the premises would be a matter for the local authority.
Kildare County Council was contacted for comment, but noted that it cannot comment on individual cases in order to protect the integrity, fairness, and legal robustness of the statutory planning process.
Mr Germaine declined to comment when contacted.
