DEVELOPER HARRY Crosbie's proposal to build a no-star 194-bed hotel to the rear of Vicar Street music venue in Dublin's Liberties has been challenged by local residents.
The residents of Michael Mallin House on Vicar Street, Dublin 8 have appealed planning permission for the hotel to An Bord Pleanála saying there are a lot of older people living in the flats and it is upsetting for them "that they will be overlooked every day by the hotel guests".
Harry Crosbie was granted planning permission earlier this month to build an eight-storey hotel with 1,285sq m (13,832sq ft) of space. As well as 194 bedrooms, he is proposing to build a creative art studio.
The residents say they fear that the terraced area of the restaurant for smokers on the seventh floor will cause disturbance. They are concerned about the increase in traffic, given that there are 43 children living in two blocks of flats. They are also concerned about a potential increase in anti-social behaviour.
The Irish Times
www.buckplanning.ie
Thursday, 31 July 2008
Locals challenge Vicar Street plan
DEVELOPER HARRY Crosbie's proposal to build a no-star 194-bed hotel to the rear of Vicar Street music venue in Dublin's Liberties has been challenged by local residents.
The residents of Michael Mallin House on Vicar Street, Dublin 8 have appealed planning permission for the hotel to An Bord Pleanála saying there are a lot of older people living in the flats and it is upsetting for them "that they will be overlooked every day by the hotel guests".
Harry Crosbie was granted planning permission earlier this month to build an eight-storey hotel with 1,285sq m (13,832sq ft) of space. As well as 194 bedrooms, he is proposing to build a creative art studio.
The residents say they fear that the terraced area of the restaurant for smokers on the seventh floor will cause disturbance. They are concerned about the increase in traffic, given that there are 43 children living in two blocks of flats. They are also concerned about a potential increase in anti-social behaviour.
The Irish Times
www.buckplanning.ie
The residents of Michael Mallin House on Vicar Street, Dublin 8 have appealed planning permission for the hotel to An Bord Pleanála saying there are a lot of older people living in the flats and it is upsetting for them "that they will be overlooked every day by the hotel guests".
Harry Crosbie was granted planning permission earlier this month to build an eight-storey hotel with 1,285sq m (13,832sq ft) of space. As well as 194 bedrooms, he is proposing to build a creative art studio.
The residents say they fear that the terraced area of the restaurant for smokers on the seventh floor will cause disturbance. They are concerned about the increase in traffic, given that there are 43 children living in two blocks of flats. They are also concerned about a potential increase in anti-social behaviour.
The Irish Times
www.buckplanning.ie
Bord's no to building in hospital car park
DEVELOPER NOEL Smyth's Wexele Ltd has lost its bid to build 80 apartments on a seafront car park at St Michael's Hospital on Crofton Road in Dún Laoghaire, Co Dublin.
An Bord Pleanála upheld a decision by Dún Laoghaire Rathdown County Council to refuse permission for the apartments and two shops on a surface car park to the rear of the hospital.
The planning board ruled that the development, which would have ranged from six to eight storeys and be located opposite Dún Laoghaire Harbour, "would constitute an overly dominant and oppressive appearance on the streetscape". It said the site is in a "sensitive and prominent position" on Crofton Road, "an area of diverse architectural styles" and its bulk, scale and massing "would result in overlooking and loss of privacy of adjoining properties".
It also said the loss of the car park would result in an underprovision of car-parking space in the area, as well as overlooking and loss of privacy to adjoining properties.
A concurrent planning application by Smyth's company to refurbish and extend the nurses' home on Eblana Avenue, beside the Sisters of Mercy convent, and turn it into 31 apartments is still under appeal with the board.
The Irish Times
www.buckplanning.ie
An Bord Pleanála upheld a decision by Dún Laoghaire Rathdown County Council to refuse permission for the apartments and two shops on a surface car park to the rear of the hospital.
The planning board ruled that the development, which would have ranged from six to eight storeys and be located opposite Dún Laoghaire Harbour, "would constitute an overly dominant and oppressive appearance on the streetscape". It said the site is in a "sensitive and prominent position" on Crofton Road, "an area of diverse architectural styles" and its bulk, scale and massing "would result in overlooking and loss of privacy of adjoining properties".
It also said the loss of the car park would result in an underprovision of car-parking space in the area, as well as overlooking and loss of privacy to adjoining properties.
A concurrent planning application by Smyth's company to refurbish and extend the nurses' home on Eblana Avenue, beside the Sisters of Mercy convent, and turn it into 31 apartments is still under appeal with the board.
The Irish Times
www.buckplanning.ie
Wednesday, 30 July 2008
New thoughts on high-rises
THE DECISION by An Bord Pleanála to approve scaled-down plans by Arnotts for its ambitious "Northern Quarter" development brings into focus again the conflicting views on plans for tall buildings in Dublin.
On the one side, we have property developers with vaulting visions, gung-ho architects with notions of putting their names on landmarks and the city council management's vision of a high-rise future in its draft policy document, Maximising the City's Potential: A Strategy for Intensification and Height. On the other, we have a raft of decisions by the appeals board rejecting, or substantially reducing, random high-rise building proposals, together with an increasingly interventionist stance by the Department of the Environment's heritage division and a sceptical, even antagonistic, public apparently incapable of being persuaded that Dublin needs Manhattan-like clusters of tall buildings.
An Bord Pleanála has been marking the planners' cards on a fairly consistent basis over the past few years, citing all sorts of reasons for overturning the decisions they have made. But the main reason usually relates to the absence of any planning framework under which high-rise proposals could be justified, including the 16-storey tower initially proposed by Arnotts. The department's heritage division, after a long period of enforced silence under previous ministers, seems to have been given more leeway by John Gormley to intervene in the planning arena. It characterised developer Seán Dunne's scheme for the Jurys-Berkeley Court site in Dublin's Ballsbridge as "excessively high".
Despite all the bluster during the boom about going higher, Liberty Hall, which was completed more than 40 years ago, is still the tallest building in Dublin. An Bord Pleanála departed from the advice it received from the department and, more explicitly, from one of its own senior planning inspectors to grant permission for the redevelopment of the Clarence Hotel on Wellington Quay; it would appear that the board was dazzled by the Foster + Partners' design. The end-result, if it is realised, will have an enormous impact on the Liffey Quays. Now, the new owners of the Bank of Ireland headquarters on Baggot Street are hoping to win approval for plans to add two floors to what is already a bulky building in a highly sensitive context.
It is noteworthy - and very welcome - that Dublin City Council's planners are reviewing their draft policy document following the overwhelmingly negative reaction it received at a series of public consultation sessions in June. Michael Stubbs, assistant city manager in charge of the planning department, told The Irish Times that the draft would be substantially changed before it was presented to the council's planning and economic development committee in September, to reflect public opposition to random high-rise proposals and place more emphasis on achieving higher densities in the context of statutory local area plans (Laps). Indeed, in a democratic society, public representatives must be involved in framing all such plans - as they are in the case of Laps - instead of leaving crucial decisions to unelected officials.
The Irish Times
www.buckplanning.ie
On the one side, we have property developers with vaulting visions, gung-ho architects with notions of putting their names on landmarks and the city council management's vision of a high-rise future in its draft policy document, Maximising the City's Potential: A Strategy for Intensification and Height. On the other, we have a raft of decisions by the appeals board rejecting, or substantially reducing, random high-rise building proposals, together with an increasingly interventionist stance by the Department of the Environment's heritage division and a sceptical, even antagonistic, public apparently incapable of being persuaded that Dublin needs Manhattan-like clusters of tall buildings.
An Bord Pleanála has been marking the planners' cards on a fairly consistent basis over the past few years, citing all sorts of reasons for overturning the decisions they have made. But the main reason usually relates to the absence of any planning framework under which high-rise proposals could be justified, including the 16-storey tower initially proposed by Arnotts. The department's heritage division, after a long period of enforced silence under previous ministers, seems to have been given more leeway by John Gormley to intervene in the planning arena. It characterised developer Seán Dunne's scheme for the Jurys-Berkeley Court site in Dublin's Ballsbridge as "excessively high".
Despite all the bluster during the boom about going higher, Liberty Hall, which was completed more than 40 years ago, is still the tallest building in Dublin. An Bord Pleanála departed from the advice it received from the department and, more explicitly, from one of its own senior planning inspectors to grant permission for the redevelopment of the Clarence Hotel on Wellington Quay; it would appear that the board was dazzled by the Foster + Partners' design. The end-result, if it is realised, will have an enormous impact on the Liffey Quays. Now, the new owners of the Bank of Ireland headquarters on Baggot Street are hoping to win approval for plans to add two floors to what is already a bulky building in a highly sensitive context.
It is noteworthy - and very welcome - that Dublin City Council's planners are reviewing their draft policy document following the overwhelmingly negative reaction it received at a series of public consultation sessions in June. Michael Stubbs, assistant city manager in charge of the planning department, told The Irish Times that the draft would be substantially changed before it was presented to the council's planning and economic development committee in September, to reflect public opposition to random high-rise proposals and place more emphasis on achieving higher densities in the context of statutory local area plans (Laps). Indeed, in a democratic society, public representatives must be involved in framing all such plans - as they are in the case of Laps - instead of leaving crucial decisions to unelected officials.
The Irish Times
www.buckplanning.ie
Killarney town councillor faces ethics inquiry
AN ETHICS investigation into Killarney town councillor Donal Grady is under way, to be undertaken by the mayor of Killarney, as well as the town manager, according to a statement from Killarney Town Council.
The ethics investigation into Mr Grady, an independent councillor, was confirmed by the council last week after Mr Grady negotiated money from a developer in return for withdrawing a planning appeal he had lodged with An Bord Pleanála against the development of an office and retail park.
Mr Grady has insisted everything “is above board”, that he contacted the ethics registrar himself about the matter and that the €25,000 payment had been lodged with a solicitor for the benefit of local residents.
The developer, who has not denied the payment, had also paid €71,825 in development levies to Killarney Town Council as part of his planning conditions.
It was not expected that the investigation would be conducted by the mayor of Killarney Patrick O’Donoghue. Mr O’Donoghue, who was unanimously elected mayor last month, is currently facing criminal charges for alleged breaches of local government ethics legislation relating to a planning matter.
Mr Grady said last week he expected the matter would be referred to the Standards in Public Office Commission in Dublin.
However, a council spokesman said it was part of the duty of a mayor to carry out such an investigation and there was nothing in the legislation to prevent Mr O’Donoghue from conducting the inquiry.
Last May, Mr O’Donoghue, a Fianna Fáil town councillor and managing director of the Gleneagle Hotel Group, was sent forward for trial from Killarney District Court on two charges, both of which were brought under section 181 (4) of the Local Government Act 2001 and section 177 of the Ethics Acts 1995 and 2001.
The charges are that between January 1st and March 6th, 2006, at the Gleneagle Hotel, he influenced, or sought to influence, the decision of the council in respect of a motion to rezone land at the Gleneagle Hotel and that he failed to withdraw from the town council meeting on March 6th, 2006, when the motion was considered.
Mr O’Donoghue is contesting the charges. The matter has been adjourned to the Circuit Criminal Court on October 6th, when it is expected a date will be set for the trial.
Mr Grady was one of five councillors to sign the rezoning motion in 2006.
The statement issued yesterday said: “Killarney Town Council can confirm that the ethics investigation into Killarney town councillor Donal Grady has commenced . . . Once the investigation has been finalised, a report will be issued to the ethics registrar.”
The Irish Times
www.buckplanning.ie
The ethics investigation into Mr Grady, an independent councillor, was confirmed by the council last week after Mr Grady negotiated money from a developer in return for withdrawing a planning appeal he had lodged with An Bord Pleanála against the development of an office and retail park.
Mr Grady has insisted everything “is above board”, that he contacted the ethics registrar himself about the matter and that the €25,000 payment had been lodged with a solicitor for the benefit of local residents.
The developer, who has not denied the payment, had also paid €71,825 in development levies to Killarney Town Council as part of his planning conditions.
It was not expected that the investigation would be conducted by the mayor of Killarney Patrick O’Donoghue. Mr O’Donoghue, who was unanimously elected mayor last month, is currently facing criminal charges for alleged breaches of local government ethics legislation relating to a planning matter.
Mr Grady said last week he expected the matter would be referred to the Standards in Public Office Commission in Dublin.
However, a council spokesman said it was part of the duty of a mayor to carry out such an investigation and there was nothing in the legislation to prevent Mr O’Donoghue from conducting the inquiry.
Last May, Mr O’Donoghue, a Fianna Fáil town councillor and managing director of the Gleneagle Hotel Group, was sent forward for trial from Killarney District Court on two charges, both of which were brought under section 181 (4) of the Local Government Act 2001 and section 177 of the Ethics Acts 1995 and 2001.
The charges are that between January 1st and March 6th, 2006, at the Gleneagle Hotel, he influenced, or sought to influence, the decision of the council in respect of a motion to rezone land at the Gleneagle Hotel and that he failed to withdraw from the town council meeting on March 6th, 2006, when the motion was considered.
Mr O’Donoghue is contesting the charges. The matter has been adjourned to the Circuit Criminal Court on October 6th, when it is expected a date will be set for the trial.
Mr Grady was one of five councillors to sign the rezoning motion in 2006.
The statement issued yesterday said: “Killarney Town Council can confirm that the ethics investigation into Killarney town councillor Donal Grady has commenced . . . Once the investigation has been finalised, a report will be issued to the ethics registrar.”
The Irish Times
www.buckplanning.ie
Pipe section exempted from planning approval
THE DEPARTMENT of the Environment has granted permission to the Corrib gas developers to construct a key section of onshore pipeline without approval from An Bord Pleanála under the Strategic Infrastructure Act.
Shell EP Ireland and its consultants RPS had said earlier this summer that the entire onshore section would be submitted to An Bord Pleanála under the new fast-tracking legislation, apart from two estuary crossings which are regarded as "marine" and come under the Foreshore Act.
However, the Department of the Environment has confirmed that a high-pressure section at the Glengad landfall which runs under Dooncarton mountain, location of a 2003 landslide, and across a public beach used by locals and tourists is "exempted" from planning approval under the Planning and Development Act 2000.
This includes an area above the high water mark - the normal demarcation between foreshore and planning authority control - running up a low cliff to a proposed landvalve installation. The cliff face has already been broken into by the project's construction team.
It is understood that the statutory authorities have designated "onshore" as beginning from the land valve installation, designed to shut off or control the flow of unprocessed gas.
The Glengad landfall is within protected habitats under the EU habitats directive, encompassing a section which Minister for the Environment John Gormley ordered Shell consultants to restore last year due to damage to the special area of conservation (SAC).
The company intends to start laying the offshore section of the pipeline very shortly.
No review of enabling legislation for the landfall, awarded by former marine minister Frank Fahey in 2002, took place after the September 2003 landslide, when heavy rain washed 200,000 cubic metres of debris off Dooncarton mountain, destroying houses, roads and bridges and washing part of Pollathomas graveyard into the sea.
Erris community group Pobal Chill Chomáin is seeking a halt to the work pending a "rigorous geological survey and examination", as it says that serious local concerns remain regarding the de- stabilising effect that continuing works will have on the area.
Minister for Energy Eamon Ryan has been criticised for a failure to politically manage the project by former Rossport Five spokesman Dr Mark Garavan, and also by residents with whom Mr Ryan was in close contact with during his time in opposition - and who he met with during a private visit to the area last August.
Dr Garavan called yesterday on Mr Ryan to "start acting like a minister on the Corrib gas issue, stop hiding behind artificial legal constraints and demonstrate conviction and responsibility on this crucial issue".
Mr Ryan had "strongly and publicly supported the campaign of north Mayo residents to reconfigure the Corrib gas project to better protect their health and safety" while in opposition, Dr Garavan said. However, as Minister now responsible for the project, Mr Ryan had not responded to a recent compromise proposal for the refinery, or to a motion passed recently by the Green Party's national executive calling for an independent study into the best location for the refinery, Dr Garavan said.
As an opposition TD, in August 2005, Mr Ryan criticised the difficulty in obtaining information on aspects of the project. A spokeswoman for Mr Ryan said that all consents and processes, previous and upcoming, would be placed on the website with a dedicated e-mail address for information.
The Irish Times
www.buckplanning.ie
Shell EP Ireland and its consultants RPS had said earlier this summer that the entire onshore section would be submitted to An Bord Pleanála under the new fast-tracking legislation, apart from two estuary crossings which are regarded as "marine" and come under the Foreshore Act.
However, the Department of the Environment has confirmed that a high-pressure section at the Glengad landfall which runs under Dooncarton mountain, location of a 2003 landslide, and across a public beach used by locals and tourists is "exempted" from planning approval under the Planning and Development Act 2000.
This includes an area above the high water mark - the normal demarcation between foreshore and planning authority control - running up a low cliff to a proposed landvalve installation. The cliff face has already been broken into by the project's construction team.
It is understood that the statutory authorities have designated "onshore" as beginning from the land valve installation, designed to shut off or control the flow of unprocessed gas.
The Glengad landfall is within protected habitats under the EU habitats directive, encompassing a section which Minister for the Environment John Gormley ordered Shell consultants to restore last year due to damage to the special area of conservation (SAC).
The company intends to start laying the offshore section of the pipeline very shortly.
No review of enabling legislation for the landfall, awarded by former marine minister Frank Fahey in 2002, took place after the September 2003 landslide, when heavy rain washed 200,000 cubic metres of debris off Dooncarton mountain, destroying houses, roads and bridges and washing part of Pollathomas graveyard into the sea.
Erris community group Pobal Chill Chomáin is seeking a halt to the work pending a "rigorous geological survey and examination", as it says that serious local concerns remain regarding the de- stabilising effect that continuing works will have on the area.
Minister for Energy Eamon Ryan has been criticised for a failure to politically manage the project by former Rossport Five spokesman Dr Mark Garavan, and also by residents with whom Mr Ryan was in close contact with during his time in opposition - and who he met with during a private visit to the area last August.
Dr Garavan called yesterday on Mr Ryan to "start acting like a minister on the Corrib gas issue, stop hiding behind artificial legal constraints and demonstrate conviction and responsibility on this crucial issue".
Mr Ryan had "strongly and publicly supported the campaign of north Mayo residents to reconfigure the Corrib gas project to better protect their health and safety" while in opposition, Dr Garavan said. However, as Minister now responsible for the project, Mr Ryan had not responded to a recent compromise proposal for the refinery, or to a motion passed recently by the Green Party's national executive calling for an independent study into the best location for the refinery, Dr Garavan said.
As an opposition TD, in August 2005, Mr Ryan criticised the difficulty in obtaining information on aspects of the project. A spokeswoman for Mr Ryan said that all consents and processes, previous and upcoming, would be placed on the website with a dedicated e-mail address for information.
The Irish Times
www.buckplanning.ie
Landscaping dispute between brothers adjourned
A DISPUTE between one of the country’s biggest property developers and his brother over contouring and landscaping works at his home has been adjourned to allow an engineer for one of the parties to examine the works.
Michael O’Flynn, MD of O’Flynn Construction, has been taken to court by his brother, Laurence, who alleges that landscaping work at Michael O’Flynn’s house at Kilcrea, Ovens, Co Cork, is not in keeping with the planning permission.
Michael O’Flynn was granted planning permission for the two-storey nine-bay break-fronted house in a mid-19th century neo-classical style by Cork County Council. This was later appealed by Laurence O’Flynn’s wife, Eileen and son, Adrian, to An Bord Pleanála.
An Bord Pleanála granted planning permission but attached a number of conditions, including one that the entrance to the property should be constructed in accordance with the layout of a revised planning submission on a contour plan submitted on March 29th, 2004.
Yesterday at Cork Circuit Court, Judge Patrick Moran heard closing submissions in an application brought by Laurence and Eileen O’Flynn under section 160 of the Planning Act 2000 that the entrance and related landscaping works did not meet the planning permission.
Counsel for Laurence O’Flynn, Ciarán O’Loughlin SC, had told an earlier hearing that the avenue did not comply with the conditions set out by An Bord Pleanála in that it involved a much wider sweep around his client’s property than was sanctioned by the appeals board. Mr O’Loughlin said such a sweep for the avenue had led Michael O’Flynn to landscape the site in such a way as to raise up the contours of the site which was in breach of An Bord Pleanála’s conditions and which reduced their visual amenity.
However, David Sutton SC, for Michael O’Flynn and his wife, Joan, said the landscaping work was substantially in compliance with the conditions of planning and as such was carried out with planning permission.
Judge Moran, who twice visited the site earlier this month, noted that before the landscaping work was done, Laurence and Eileen O’Flynn had a view from their kitchen and living room of rolling fields but that view was no longer available to them due to the landscaping.
Mr Sutton said there was no such thing as a right to a view in planning law and he reiterated his belief that because the landscaping had been substantially in compliance with the planning conditions, it had planning permission.
Describing the case as one of the most upsetting civil matters he had come upon, Judge Moran adjourned the matter until October to allow an engineer for Laurence O’Flynn to examine the landscaping from Michael O’Flynn’s property.
The Irish Times
www.buckplanning.ie
Michael O’Flynn, MD of O’Flynn Construction, has been taken to court by his brother, Laurence, who alleges that landscaping work at Michael O’Flynn’s house at Kilcrea, Ovens, Co Cork, is not in keeping with the planning permission.
Michael O’Flynn was granted planning permission for the two-storey nine-bay break-fronted house in a mid-19th century neo-classical style by Cork County Council. This was later appealed by Laurence O’Flynn’s wife, Eileen and son, Adrian, to An Bord Pleanála.
An Bord Pleanála granted planning permission but attached a number of conditions, including one that the entrance to the property should be constructed in accordance with the layout of a revised planning submission on a contour plan submitted on March 29th, 2004.
Yesterday at Cork Circuit Court, Judge Patrick Moran heard closing submissions in an application brought by Laurence and Eileen O’Flynn under section 160 of the Planning Act 2000 that the entrance and related landscaping works did not meet the planning permission.
Counsel for Laurence O’Flynn, Ciarán O’Loughlin SC, had told an earlier hearing that the avenue did not comply with the conditions set out by An Bord Pleanála in that it involved a much wider sweep around his client’s property than was sanctioned by the appeals board. Mr O’Loughlin said such a sweep for the avenue had led Michael O’Flynn to landscape the site in such a way as to raise up the contours of the site which was in breach of An Bord Pleanála’s conditions and which reduced their visual amenity.
However, David Sutton SC, for Michael O’Flynn and his wife, Joan, said the landscaping work was substantially in compliance with the conditions of planning and as such was carried out with planning permission.
Judge Moran, who twice visited the site earlier this month, noted that before the landscaping work was done, Laurence and Eileen O’Flynn had a view from their kitchen and living room of rolling fields but that view was no longer available to them due to the landscaping.
Mr Sutton said there was no such thing as a right to a view in planning law and he reiterated his belief that because the landscaping had been substantially in compliance with the planning conditions, it had planning permission.
Describing the case as one of the most upsetting civil matters he had come upon, Judge Moran adjourned the matter until October to allow an engineer for Laurence O’Flynn to examine the landscaping from Michael O’Flynn’s property.
The Irish Times
www.buckplanning.ie
Arnotts says €750m Dublin plan will 'definitely proceed'
DUBLIN'S PROPOSED "Northern Quarter" retail district, for which An Bord Pleanála has granted approval, "is definitely going to proceed" despite the credit crunch and the associated economic downtown, a spokesman for Arnotts said last night.
The department store, which is spearheading the €750 million development, welcomed yesterday's planning decision, saying it was "delighted" - even though the appeals board substantially reduced the scale of the scheme, including the omission of a 16-storey tower.
A spokesman for Arnotts' chairman, Richard Nesbitt, said the board's decision "brings certainty to the whole Northern Quarter" after a lengthy planning process that had gone on for more than two years.
The spokesman said Arnotts and HKR Architects, which designed the scheme - and then had to redesign it at An Bord Pleanála's request - would be working with Dublin City Council in coming months to deal with the various conditions - 26, in all - laid down by the board.
"They [Arnotts] are very positive about this project and there's no question of it not going ahead. It is definitely going to proceed," the spokesman said, adding that "Mr Nesbitt sees this a long-term play by Arnotts".
The company would now be "working out a timeline before making firm decisions" and, given that the proposed development would take at least four years to complete, "it will be interesting to see what the economic landscape will be like then".
The 5½-acre site incorporates a prominent part of the city centre bounded by Henry Street, O'Connell Street, Middle Abbey Street and Upper Liffey Street.
According to HKR, it would turn Dublin's north inner city into a "state-of-the-art prime retail location".
"HKR's design for the regeneration of the Northern Quarter will create a unique and lively shopping and entertainment hub in the heart of Dublin's city centre" that would include a four-star hotel, 47 new shops, 14 cafes and bars and 121 apartments.
Jerry Ryan, HKR's managing director, described the scheme as "one of the largest and most significant regeneration projects to be undertaken in Dublin's city centre" and said his firm was "looking forward to moving forward and realising this project".
With some 90,000sq m (968,752sq ft) of commercial space, including major extensions to both Arnotts and Penneys department stores, the Northern Quarter is intended to complement the Dublin central retail precinct planned for the Carlton and adjoining sites on O'Connell Street.
Arnotts granted planning permission for scaled-down Northern Quarter plan: page 5; Editorial comment: 13
The Irish Times
www.buckplanning.ie
The department store, which is spearheading the €750 million development, welcomed yesterday's planning decision, saying it was "delighted" - even though the appeals board substantially reduced the scale of the scheme, including the omission of a 16-storey tower.
A spokesman for Arnotts' chairman, Richard Nesbitt, said the board's decision "brings certainty to the whole Northern Quarter" after a lengthy planning process that had gone on for more than two years.
The spokesman said Arnotts and HKR Architects, which designed the scheme - and then had to redesign it at An Bord Pleanála's request - would be working with Dublin City Council in coming months to deal with the various conditions - 26, in all - laid down by the board.
"They [Arnotts] are very positive about this project and there's no question of it not going ahead. It is definitely going to proceed," the spokesman said, adding that "Mr Nesbitt sees this a long-term play by Arnotts".
The company would now be "working out a timeline before making firm decisions" and, given that the proposed development would take at least four years to complete, "it will be interesting to see what the economic landscape will be like then".
The 5½-acre site incorporates a prominent part of the city centre bounded by Henry Street, O'Connell Street, Middle Abbey Street and Upper Liffey Street.
According to HKR, it would turn Dublin's north inner city into a "state-of-the-art prime retail location".
"HKR's design for the regeneration of the Northern Quarter will create a unique and lively shopping and entertainment hub in the heart of Dublin's city centre" that would include a four-star hotel, 47 new shops, 14 cafes and bars and 121 apartments.
Jerry Ryan, HKR's managing director, described the scheme as "one of the largest and most significant regeneration projects to be undertaken in Dublin's city centre" and said his firm was "looking forward to moving forward and realising this project".
With some 90,000sq m (968,752sq ft) of commercial space, including major extensions to both Arnotts and Penneys department stores, the Northern Quarter is intended to complement the Dublin central retail precinct planned for the Carlton and adjoining sites on O'Connell Street.
Arnotts granted planning permission for scaled-down Northern Quarter plan: page 5; Editorial comment: 13
The Irish Times
www.buckplanning.ie
Council has no congestion charge plans for Dublin city
DUBLIN CITY Council (DCC) has said it has "no proposals to introduce a pilot scheme of road pricing", as recommended by last week's report of the Oireachtas Committee on Transport.
The committee said its recommendations - including traffic restrictions and the banning of private cars from parts of the city centre - would be particularly necessary during building of the Metro North and the city's proposed new Luas lines.
The issue has become critical this week with the approval by Bord Pleanala of the €750million Northern Quarter retail district. Arnotts department store, which is spearheading the development, said it was "definitely going to proceed", which means additional traffic management implications for the city centre during its construction.
The Oireachtas Committee report said the city council should carry out a "feasibility study for congestion charging" in the city centre.
But it separately recommended Dublin City Council and other local authorities in the Greater Dublin area "to identify a suitable corridor for the introduction of a pilot road user charging scheme".
Yesterday, the Dublin Transportation Office (DTO) and the City Council appeared to back away from the proposal.
Both bodies said they were running traffic modelling based on likely scenarios, but a spokeswoman for the council repeated "there are no active proposals" to introduce a road pricing pilot programme.
Spokesman for the DTO Michael Ahern said that office's thinking was more geared towards the availability of parking spaces used by 67,000 commuters who park in the city centre every day. Ahern said it was clear that people were continuing to bring cars into the city because there were parking spaces. But given the demand for access to the city centre, it was "untenable that it can continue with current levels of car use," he said.
Minister for Transport Noel Dempsey said yesterday that the Oireachtas report was "a useful contribution to the overall debate on the future for traffic in Dublin".
The Irish Times
www.buckplanning.ie
The committee said its recommendations - including traffic restrictions and the banning of private cars from parts of the city centre - would be particularly necessary during building of the Metro North and the city's proposed new Luas lines.
The issue has become critical this week with the approval by Bord Pleanala of the €750million Northern Quarter retail district. Arnotts department store, which is spearheading the development, said it was "definitely going to proceed", which means additional traffic management implications for the city centre during its construction.
The Oireachtas Committee report said the city council should carry out a "feasibility study for congestion charging" in the city centre.
But it separately recommended Dublin City Council and other local authorities in the Greater Dublin area "to identify a suitable corridor for the introduction of a pilot road user charging scheme".
Yesterday, the Dublin Transportation Office (DTO) and the City Council appeared to back away from the proposal.
Both bodies said they were running traffic modelling based on likely scenarios, but a spokeswoman for the council repeated "there are no active proposals" to introduce a road pricing pilot programme.
Spokesman for the DTO Michael Ahern said that office's thinking was more geared towards the availability of parking spaces used by 67,000 commuters who park in the city centre every day. Ahern said it was clear that people were continuing to bring cars into the city because there were parking spaces. But given the demand for access to the city centre, it was "untenable that it can continue with current levels of car use," he said.
Minister for Transport Noel Dempsey said yesterday that the Oireachtas report was "a useful contribution to the overall debate on the future for traffic in Dublin".
The Irish Times
www.buckplanning.ie
A councillor's view on planning - detailed design controls for every site in Dublin?
Madam, - During our economic boom Dublin sprawled and saw valuable green spaces gobbled up by developers. Despite the fact that five areas in the city were earmarked for high-rise buildings under the current Development Plan, it is indeed remarkable that Liberty Hall remains the City's tallest building.
Having been a member of Dublin City Council for the last four years I am convinced that one of the major reasons for this problem is the built-in vagueness and uncertainty which has underpinned planning for many decades. The preparation of the next City Development Plan for 2011-2017 is currently under way. The first phase of public consultation will begin in February.
In my opinion a completely new approach is required. I believe that land use zonings and height and density rules should be drawn up on a site-specific basis with complete clarity. Everyone will then know what can be built and where. The city needs development on a planned and sustainable basis. Clear rules will reduce delay and uncertainty for developers and give the residents of the city confidence in the planning process. - Yours, etc,
Cllr OISÍN QUINN, Temple Villas, Rathmines, Dublin 6.
Irish Times
www.buckplanning.ie
Having been a member of Dublin City Council for the last four years I am convinced that one of the major reasons for this problem is the built-in vagueness and uncertainty which has underpinned planning for many decades. The preparation of the next City Development Plan for 2011-2017 is currently under way. The first phase of public consultation will begin in February.
In my opinion a completely new approach is required. I believe that land use zonings and height and density rules should be drawn up on a site-specific basis with complete clarity. Everyone will then know what can be built and where. The city needs development on a planned and sustainable basis. Clear rules will reduce delay and uncertainty for developers and give the residents of the city confidence in the planning process. - Yours, etc,
Cllr OISÍN QUINN, Temple Villas, Rathmines, Dublin 6.
Irish Times
www.buckplanning.ie
Monday, 28 July 2008
Protection plan to be piloted at Tara
A NEW project to protect the landscape and improve planning decisions nationally is to be piloted in the Tara Skryne valley, Co Meath.
The project, which will be carried out by the Heritage Council in conjunction with Meath County Council, will develop a landscape management plan and designate a landscape conservation area.
Initial funding of €25,000 is being provided by the Heritage Council and the local authority. Further funding is expected from the Department of the Environment next year. The end cost is expected to be about €125,000.
The project will begin in the autumn and is expected to be completed in 18 to 24 months. It will examine current and potential land use and develop a plan for the area. The project will have community input and will be led by the county council.
Heritage Council chief executive Michael Starrett described the project as an important step towards the realisation of a national landscape strategy.
“Landscape management is about accommodating change and development. It provides a much more holistic approach than the current model, to planning how we manage and develop the landscape where we live. It enables local communities to play an essential role in managing their own area, and has been very successful when introduced in other European countries.”
He said the project was about finding a successful model that could be applied to special landscapes across the State and another pilot was planned for the Burren, details of which will be announced later in the year.
Separate studies published last year by the Heritage Council and Fáilte Ireland concluded there was an urgent need for clear guidelines on land use.
The studies also found that Ireland was the only country in western Europe that had not specifically legislated for managing landscape on a national level.
“With or without the new motorway,” said Mr Starrett, “the Tara Skryne landscape is very special and it deserves special attention to ensure that future decisions and changes are made using the best tools available.
The Irish Times
www.buckplanning.ie
The project, which will be carried out by the Heritage Council in conjunction with Meath County Council, will develop a landscape management plan and designate a landscape conservation area.
Initial funding of €25,000 is being provided by the Heritage Council and the local authority. Further funding is expected from the Department of the Environment next year. The end cost is expected to be about €125,000.
The project will begin in the autumn and is expected to be completed in 18 to 24 months. It will examine current and potential land use and develop a plan for the area. The project will have community input and will be led by the county council.
Heritage Council chief executive Michael Starrett described the project as an important step towards the realisation of a national landscape strategy.
“Landscape management is about accommodating change and development. It provides a much more holistic approach than the current model, to planning how we manage and develop the landscape where we live. It enables local communities to play an essential role in managing their own area, and has been very successful when introduced in other European countries.”
He said the project was about finding a successful model that could be applied to special landscapes across the State and another pilot was planned for the Burren, details of which will be announced later in the year.
Separate studies published last year by the Heritage Council and Fáilte Ireland concluded there was an urgent need for clear guidelines on land use.
The studies also found that Ireland was the only country in western Europe that had not specifically legislated for managing landscape on a national level.
“With or without the new motorway,” said Mr Starrett, “the Tara Skryne landscape is very special and it deserves special attention to ensure that future decisions and changes are made using the best tools available.
The Irish Times
www.buckplanning.ie
Greystones Marina takes shape
THE FIRST visible sections of a new €300 million marina and housing development for the east coast have started to appear above water at Greystones in Co Wicklow.
Work on replacing the town's crumbling Victorian harbour got underway earlier this year - after more than 100 years of lobbying - with major submarine engineering to lay foundations for the development's north and south sea walls.
To be included in the development are a 230 berth marina, commercial units, leisure facilities, premises for five local clubs, a new coastguard station and - somewhat controversially - 341, mainly apartment homes.
The scheme involves the removal of the former north wall and east pier which were built between 1885 and 1887, and the laying of some 4,000 new concrete blocks - each weighing 28 tonnes. It will also involve the removal of the "Kish" the existing circular end to the east pier which was originally built as a base for the Kish lighthouse, but having been damaged, was moved into position in Greystones as a harbour defence in the mid 1960s.
According to contractor Sispar - a consortium involving John Sisk and Company and Park Developments - the appearance of the new sea walls above water is a significant step. The walls, which will be extended at the rate of 10, 28 tonne slabs a day over the next 15 months, will provide shelter from the Irish sea - a less than hospitable place for a large scale construction project - particularly in an easterly gale.
But it is not just the winter that can throw up difficulties: this is a construction site through which children from the local sailing club regularly navigate their dingies along a marked channel. At the same time a convoy of lorries delivers massive boulders through the town, down to the harbour and along a temporary causeway to a new north wall.
The scale and challenges of the project give rise to wonder at how the Victorians managed to build a harbour at Greystones in the first place. But in fact the Victorian harbour started to decay within years of its completion and By 1895 the north wall was in decay.
The Irish Times records the chief secretary for Ireland Augustine Birrell arrived in 1910 to view the harbour "which was represented to him by the local authorities as being in such a condition of dilapidation that a grant of State money was urgently necessary. . .".
The State money failed to materialise however and 98 years later it is a wonder the harbour lasted as long as it did. The design of the east pier caused waves to bounce upwards with huge sprays making for dramatic scenes frequently enjoyed by customers of the Beach House pub and restaurant overlooking the harbour.
In contrast the new walls are designed to break and absorb the waves on an outside slope. The design involves an outer barricade of concrete blocks with holes in them, called "antifers".
Long-time campaigner for the new harbour and local Fine Gael councillor Derek Mitchell said he has seen antifers in operation at the Bangor Marina in Co Down, and remarked that "waves hit it and appear to vanish into it".
Towns people at least have the consolation that, unusually, the public amenity elements will be provided before the private housing.
In the meantime a project website www.greystonesharbour.ie has been set up and will provide regular updates and photographs as the project progresses.
The Irish Times
www.buckplanning.ie
Work on replacing the town's crumbling Victorian harbour got underway earlier this year - after more than 100 years of lobbying - with major submarine engineering to lay foundations for the development's north and south sea walls.
To be included in the development are a 230 berth marina, commercial units, leisure facilities, premises for five local clubs, a new coastguard station and - somewhat controversially - 341, mainly apartment homes.
The scheme involves the removal of the former north wall and east pier which were built between 1885 and 1887, and the laying of some 4,000 new concrete blocks - each weighing 28 tonnes. It will also involve the removal of the "Kish" the existing circular end to the east pier which was originally built as a base for the Kish lighthouse, but having been damaged, was moved into position in Greystones as a harbour defence in the mid 1960s.
According to contractor Sispar - a consortium involving John Sisk and Company and Park Developments - the appearance of the new sea walls above water is a significant step. The walls, which will be extended at the rate of 10, 28 tonne slabs a day over the next 15 months, will provide shelter from the Irish sea - a less than hospitable place for a large scale construction project - particularly in an easterly gale.
But it is not just the winter that can throw up difficulties: this is a construction site through which children from the local sailing club regularly navigate their dingies along a marked channel. At the same time a convoy of lorries delivers massive boulders through the town, down to the harbour and along a temporary causeway to a new north wall.
The scale and challenges of the project give rise to wonder at how the Victorians managed to build a harbour at Greystones in the first place. But in fact the Victorian harbour started to decay within years of its completion and By 1895 the north wall was in decay.
The Irish Times records the chief secretary for Ireland Augustine Birrell arrived in 1910 to view the harbour "which was represented to him by the local authorities as being in such a condition of dilapidation that a grant of State money was urgently necessary. . .".
The State money failed to materialise however and 98 years later it is a wonder the harbour lasted as long as it did. The design of the east pier caused waves to bounce upwards with huge sprays making for dramatic scenes frequently enjoyed by customers of the Beach House pub and restaurant overlooking the harbour.
In contrast the new walls are designed to break and absorb the waves on an outside slope. The design involves an outer barricade of concrete blocks with holes in them, called "antifers".
Long-time campaigner for the new harbour and local Fine Gael councillor Derek Mitchell said he has seen antifers in operation at the Bangor Marina in Co Down, and remarked that "waves hit it and appear to vanish into it".
Towns people at least have the consolation that, unusually, the public amenity elements will be provided before the private housing.
In the meantime a project website www.greystonesharbour.ie has been set up and will provide regular updates and photographs as the project progresses.
The Irish Times
www.buckplanning.ie
Greystones Marina takes shape
THE FIRST visible sections of a new €300 million marina and housing development for the east coast have started to appear above water at Greystones in Co Wicklow.
Work on replacing the town's crumbling Victorian harbour got underway earlier this year - after more than 100 years of lobbying - with major submarine engineering to lay foundations for the development's north and south sea walls.
To be included in the development are a 230 berth marina, commercial units, leisure facilities, premises for five local clubs, a new coastguard station and - somewhat controversially - 341, mainly apartment homes.
The scheme involves the removal of the former north wall and east pier which were built between 1885 and 1887, and the laying of some 4,000 new concrete blocks - each weighing 28 tonnes. It will also involve the removal of the "Kish" the existing circular end to the east pier which was originally built as a base for the Kish lighthouse, but having been damaged, was moved into position in Greystones as a harbour defence in the mid 1960s.
According to contractor Sispar - a consortium involving John Sisk and Company and Park Developments - the appearance of the new sea walls above water is a significant step. The walls, which will be extended at the rate of 10, 28 tonne slabs a day over the next 15 months, will provide shelter from the Irish sea - a less than hospitable place for a large scale construction project - particularly in an easterly gale.
But it is not just the winter that can throw up difficulties: this is a construction site through which children from the local sailing club regularly navigate their dingies along a marked channel. At the same time a convoy of lorries delivers massive boulders through the town, down to the harbour and along a temporary causeway to a new north wall.
The scale and challenges of the project give rise to wonder at how the Victorians managed to build a harbour at Greystones in the first place. But in fact the Victorian harbour started to decay within years of its completion and By 1895 the north wall was in decay.
The Irish Times records the chief secretary for Ireland Augustine Birrell arrived in 1910 to view the harbour "which was represented to him by the local authorities as being in such a condition of dilapidation that a grant of State money was urgently necessary. . .".
The State money failed to materialise however and 98 years later it is a wonder the harbour lasted as long as it did. The design of the east pier caused waves to bounce upwards with huge sprays making for dramatic scenes frequently enjoyed by customers of the Beach House pub and restaurant overlooking the harbour.
In contrast the new walls are designed to break and absorb the waves on an outside slope. The design involves an outer barricade of concrete blocks with holes in them, called "antifers".
Long-time campaigner for the new harbour and local Fine Gael councillor Derek Mitchell said he has seen antifers in operation at the Bangor Marina in Co Down, and remarked that "waves hit it and appear to vanish into it".
Towns people at least have the consolation that, unusually, the public amenity elements will be provided before the private housing.
In the meantime a project website www.greystonesharbour.ie has been set up and will provide regular updates and photographs as the project progresses.
The Irish Times
www.buckplanning.ie
Work on replacing the town's crumbling Victorian harbour got underway earlier this year - after more than 100 years of lobbying - with major submarine engineering to lay foundations for the development's north and south sea walls.
To be included in the development are a 230 berth marina, commercial units, leisure facilities, premises for five local clubs, a new coastguard station and - somewhat controversially - 341, mainly apartment homes.
The scheme involves the removal of the former north wall and east pier which were built between 1885 and 1887, and the laying of some 4,000 new concrete blocks - each weighing 28 tonnes. It will also involve the removal of the "Kish" the existing circular end to the east pier which was originally built as a base for the Kish lighthouse, but having been damaged, was moved into position in Greystones as a harbour defence in the mid 1960s.
According to contractor Sispar - a consortium involving John Sisk and Company and Park Developments - the appearance of the new sea walls above water is a significant step. The walls, which will be extended at the rate of 10, 28 tonne slabs a day over the next 15 months, will provide shelter from the Irish sea - a less than hospitable place for a large scale construction project - particularly in an easterly gale.
But it is not just the winter that can throw up difficulties: this is a construction site through which children from the local sailing club regularly navigate their dingies along a marked channel. At the same time a convoy of lorries delivers massive boulders through the town, down to the harbour and along a temporary causeway to a new north wall.
The scale and challenges of the project give rise to wonder at how the Victorians managed to build a harbour at Greystones in the first place. But in fact the Victorian harbour started to decay within years of its completion and By 1895 the north wall was in decay.
The Irish Times records the chief secretary for Ireland Augustine Birrell arrived in 1910 to view the harbour "which was represented to him by the local authorities as being in such a condition of dilapidation that a grant of State money was urgently necessary. . .".
The State money failed to materialise however and 98 years later it is a wonder the harbour lasted as long as it did. The design of the east pier caused waves to bounce upwards with huge sprays making for dramatic scenes frequently enjoyed by customers of the Beach House pub and restaurant overlooking the harbour.
In contrast the new walls are designed to break and absorb the waves on an outside slope. The design involves an outer barricade of concrete blocks with holes in them, called "antifers".
Long-time campaigner for the new harbour and local Fine Gael councillor Derek Mitchell said he has seen antifers in operation at the Bangor Marina in Co Down, and remarked that "waves hit it and appear to vanish into it".
Towns people at least have the consolation that, unusually, the public amenity elements will be provided before the private housing.
In the meantime a project website www.greystonesharbour.ie has been set up and will provide regular updates and photographs as the project progresses.
The Irish Times
www.buckplanning.ie
Government invests €40m to help Ireland meet its Kyoto targets
THE GOVERNMENT has invested almost €40 million to date in carbon-reduction projects that will help Ireland meet its Kyoto commitments.
The first annual report (for 2007) of the Carbon Fund discloses that a total of €38.8 million has been committed to three funds, which each invest in projects that lead to global reductions in greenhouse emissions.
The Carbon Fund is managed by the National Treasury Management Agency (NTMA).
The Government has committed total funding of €270 million to the fund to allow Ireland meet its Kyoto target of an average of 62.8 million tonnes of carbon dioxide equivalent each year between 2008 and 2012.
Ireland’s emissions in recent years have risen to over 71 million tonnes, some 8.4 million tonnes about the target.
In order to meet the targets, the Government has also committed to using flexible mechanisms. This commits the NTMA to buy 3.6 million tonnes of credits in each of the five years of the Kyoto treaty period.
The NTMA Carbon Fund report, published late last week, shows that the first tranche of investment was in the Multilateral Carbon Credit Fund. A joint venture of the European Bank for Reconstruction and Development and the European Investment Bank (EIB), it funds projects located in 27 countries in central and eastern Europe as well as 11 former Soviet republics in central Asia.
The second fund is a Carbon Fund for Europe, set up by the World Bank and the EIB. It will help fund large projects in developing countries. A total of €10 million has been committed to this fund. A further €8.8 million has been earmarked for the Bio Carbon Fund which supports projects promoting conservation, poverty-alleviation and biodiversity in China, India, Moldova, Panama and Kyrgyztan.
However, the price of carbon is currently about €26 a tonne. If it continues to rise, the €270 million allotted to the fund may be insufficient to pay for the 16 million tonnes the Government is currently committed to purchase.
The Irish Times
www.buckplanning.ie
The first annual report (for 2007) of the Carbon Fund discloses that a total of €38.8 million has been committed to three funds, which each invest in projects that lead to global reductions in greenhouse emissions.
The Carbon Fund is managed by the National Treasury Management Agency (NTMA).
The Government has committed total funding of €270 million to the fund to allow Ireland meet its Kyoto target of an average of 62.8 million tonnes of carbon dioxide equivalent each year between 2008 and 2012.
Ireland’s emissions in recent years have risen to over 71 million tonnes, some 8.4 million tonnes about the target.
In order to meet the targets, the Government has also committed to using flexible mechanisms. This commits the NTMA to buy 3.6 million tonnes of credits in each of the five years of the Kyoto treaty period.
The NTMA Carbon Fund report, published late last week, shows that the first tranche of investment was in the Multilateral Carbon Credit Fund. A joint venture of the European Bank for Reconstruction and Development and the European Investment Bank (EIB), it funds projects located in 27 countries in central and eastern Europe as well as 11 former Soviet republics in central Asia.
The second fund is a Carbon Fund for Europe, set up by the World Bank and the EIB. It will help fund large projects in developing countries. A total of €10 million has been committed to this fund. A further €8.8 million has been earmarked for the Bio Carbon Fund which supports projects promoting conservation, poverty-alleviation and biodiversity in China, India, Moldova, Panama and Kyrgyztan.
However, the price of carbon is currently about €26 a tonne. If it continues to rise, the €270 million allotted to the fund may be insufficient to pay for the 16 million tonnes the Government is currently committed to purchase.
The Irish Times
www.buckplanning.ie
'Northern Quarter' gets the green light from the Board
An Bord Pleanála has today given the go-ahead for a major redevelopment by Arnotts in Dublin city centre.
The company is planning a €750 million redevelopment of a 5.5-acre block bordered by Henry Street, Middle Abbey Street, Liffey Street and O'Connell Street into a new shopping, entertainment and residential zone, called "Northern Quarter".
An Bord Pleanála gave the green light subject to 26 conditions, including the preservation of several protected buildings in the area.
An Post, An Taisce and the Rail Procurement Agency were among the parties that had appealed planning permission for the scheme, which was granted by Dublin City Council last summer.
Among the conditions laid down, an Bord Pleanála has ruled that the developer has to provide for 24-hour public access to all of the proposed new public streets and spaces, including Abbey Square.
The board also said there must also be a year-round festival ticket office at ground-floor level, appropriate childcare facilities, and an archaeological appraisal of the site.
An independent road safety audit must be done, and a parking-management plan prepared and agreed with the planning authority, the board stipulated.
Details of shopfront design - including any associated signage, lettering, lighting or security screens - is subject to a further application for planning permission.
An Arnotts spokesman said: “We are delighted with the news. It gives certainty to the very ambitious Northern Quarter project. We will work with the city council to deal with the various conditions An Bord Pleanála has made.”
The retailer refused to comment on a previous announcement that 580 of its 950 staff will be let go when the store moves temporarily to Jervis Street Shopping Centre, which is one-third the size of Henry Street site.
Boyers on North Earl Street will also be converted to an Arnotts furniture and home store.
“The news has come a bit faster than expected, so Arnotts will now sit down to assess the detail of what will happen next,” the spokesman added. “Over the next few weeks, management will also work to bring clarity to the workers.”
Linda Tanham, an official with trade union Mandate, which represents most Arnotts’ workers, said staff are still unsure as to what will happen next. “We are expecting to meet with management this week to get an update on a timescale for trading and intended job losses,” she added.
When completed, the Northern Quarter – bordered by the Middle Abbey Street, Henry Street, and Liffey Street - is expected to employ over 5,000 people, with one-fifth of those working in the new Arnotts store.
It is envisaged one of the main features will be the re-creation of Prince’s Street as an urban street and pedestrian thoroughfare with a new public square at its centre.
Welcoming the decision, Jerry Ryan, managing director of HKR Architects, said: “This is one of the largest and most significant regeneration projects to be undertaken in Dublin’s city centre and is an exciting and challenging project for HKR.“
Gina Quin, chief executive of Dublin Chamber of Commerce, said the massive redevelopment will reinvigorate the heart of Dublin city centre.
“Not only will it have a significant impact on the city’s retail variety and range of offerings, but this development will also help to transform the Henry Street area into a vibrant residential, leisure and entertainment hub,” she said.
“The Northern Quarter will offer residents, shoppers and tourists a wide range of activities in the evenings and will play an important part in the transformation of Dublin’s city centre into that of a world class city with a quality of life that is second to none.”
The Construction Industry Federation said the scheme will make a huge contribution to the sector.
“There are a number of large scale projects in the pipeline or which have already begun and the Arnotts redevelopment is a huge construction opportunity, particularly for those in commercial construction,” a said spokesman.
In April, an Bord Pleanála had rejected several aspects of the development, which is planned for the site of the department store in Dublin - including a proposed 16-storey tower.
The board told Arnotts to cut the height of the tower by nine storeys and ensure that no other building in the development was higher than seven.
In its letter to Arnotts, the board said then the development would be "unduly obtrusive on the skyline" and would "seriously detract from the balance and architectural coherence of these streets".
Irish Times
www.buckplanning.ie
The company is planning a €750 million redevelopment of a 5.5-acre block bordered by Henry Street, Middle Abbey Street, Liffey Street and O'Connell Street into a new shopping, entertainment and residential zone, called "Northern Quarter".
An Bord Pleanála gave the green light subject to 26 conditions, including the preservation of several protected buildings in the area.
An Post, An Taisce and the Rail Procurement Agency were among the parties that had appealed planning permission for the scheme, which was granted by Dublin City Council last summer.
Among the conditions laid down, an Bord Pleanála has ruled that the developer has to provide for 24-hour public access to all of the proposed new public streets and spaces, including Abbey Square.
The board also said there must also be a year-round festival ticket office at ground-floor level, appropriate childcare facilities, and an archaeological appraisal of the site.
An independent road safety audit must be done, and a parking-management plan prepared and agreed with the planning authority, the board stipulated.
Details of shopfront design - including any associated signage, lettering, lighting or security screens - is subject to a further application for planning permission.
An Arnotts spokesman said: “We are delighted with the news. It gives certainty to the very ambitious Northern Quarter project. We will work with the city council to deal with the various conditions An Bord Pleanála has made.”
The retailer refused to comment on a previous announcement that 580 of its 950 staff will be let go when the store moves temporarily to Jervis Street Shopping Centre, which is one-third the size of Henry Street site.
Boyers on North Earl Street will also be converted to an Arnotts furniture and home store.
“The news has come a bit faster than expected, so Arnotts will now sit down to assess the detail of what will happen next,” the spokesman added. “Over the next few weeks, management will also work to bring clarity to the workers.”
Linda Tanham, an official with trade union Mandate, which represents most Arnotts’ workers, said staff are still unsure as to what will happen next. “We are expecting to meet with management this week to get an update on a timescale for trading and intended job losses,” she added.
When completed, the Northern Quarter – bordered by the Middle Abbey Street, Henry Street, and Liffey Street - is expected to employ over 5,000 people, with one-fifth of those working in the new Arnotts store.
It is envisaged one of the main features will be the re-creation of Prince’s Street as an urban street and pedestrian thoroughfare with a new public square at its centre.
Welcoming the decision, Jerry Ryan, managing director of HKR Architects, said: “This is one of the largest and most significant regeneration projects to be undertaken in Dublin’s city centre and is an exciting and challenging project for HKR.“
Gina Quin, chief executive of Dublin Chamber of Commerce, said the massive redevelopment will reinvigorate the heart of Dublin city centre.
“Not only will it have a significant impact on the city’s retail variety and range of offerings, but this development will also help to transform the Henry Street area into a vibrant residential, leisure and entertainment hub,” she said.
“The Northern Quarter will offer residents, shoppers and tourists a wide range of activities in the evenings and will play an important part in the transformation of Dublin’s city centre into that of a world class city with a quality of life that is second to none.”
The Construction Industry Federation said the scheme will make a huge contribution to the sector.
“There are a number of large scale projects in the pipeline or which have already begun and the Arnotts redevelopment is a huge construction opportunity, particularly for those in commercial construction,” a said spokesman.
In April, an Bord Pleanála had rejected several aspects of the development, which is planned for the site of the department store in Dublin - including a proposed 16-storey tower.
The board told Arnotts to cut the height of the tower by nine storeys and ensure that no other building in the development was higher than seven.
In its letter to Arnotts, the board said then the development would be "unduly obtrusive on the skyline" and would "seriously detract from the balance and architectural coherence of these streets".
Irish Times
www.buckplanning.ie
'Northern Quarter' gets the gree light
An Bord Pleanála has today given the go-ahead for a major redevelopment by Arnotts in Dublin city centre.
The company is planning a €750 million redevelopment of a 5.5-acre block bordered by Henry Street, Middle Abbey Street, Liffey Street and O'Connell Street into a new shopping, entertainment and residential zone, called "Northern Quarter".
An Bord Pleanála gave the green light subject to 26 conditions, including the preservation of several protected buildings in the area.
An Post, An Taisce and the Rail Procurement Agency were among the parties that had appealed planning permission for the scheme, which was granted by Dublin City Council last summer.
Among the conditions laid down, an Bord Pleanála has ruled that the developer has to provide for 24-hour public access to all of the proposed new public streets and spaces, including Abbey Square.
The board also said there must also be a year-round festival ticket office at ground-floor level, appropriate childcare facilities, and an archaeological appraisal of the site.
An independent road safety audit must be done, and a parking-management plan prepared and agreed with the planning authority, the board stipulated.
Details of shopfront design - including any associated signage, lettering, lighting or security screens - is subject to a further application for planning permission.
An Arnotts spokesman said: “We are delighted with the news. It gives certainty to the very ambitious Northern Quarter project. We will work with the city council to deal with the various conditions An Bord Pleanála has made.”
The retailer refused to comment on a previous announcement that 580 of its 950 staff will be let go when the store moves temporarily to Jervis Street Shopping Centre, which is one-third the size of Henry Street site.
Boyers on North Earl Street will also be converted to an Arnotts furniture and home store.
“The news has come a bit faster than expected, so Arnotts will now sit down to assess the detail of what will happen next,” the spokesman added. “Over the next few weeks, management will also work to bring clarity to the workers.”
Linda Tanham, an official with trade union Mandate, which represents most Arnotts’ workers, said staff are still unsure as to what will happen next. “We are expecting to meet with management this week to get an update on a timescale for trading and intended job losses,” she added.
When completed, the Northern Quarter – bordered by the Middle Abbey Street, Henry Street, and Liffey Street - is expected to employ over 5,000 people, with one-fifth of those working in the new Arnotts store.
It is envisaged one of the main features will be the re-creation of Prince’s Street as an urban street and pedestrian thoroughfare with a new public square at its centre.
Welcoming the decision, Jerry Ryan, managing director of HKR Architects, said: “This is one of the largest and most significant regeneration projects to be undertaken in Dublin’s city centre and is an exciting and challenging project for HKR.“
Gina Quin, chief executive of Dublin Chamber of Commerce, said the massive redevelopment will reinvigorate the heart of Dublin city centre.
“Not only will it have a significant impact on the city’s retail variety and range of offerings, but this development will also help to transform the Henry Street area into a vibrant residential, leisure and entertainment hub,” she said.
“The Northern Quarter will offer residents, shoppers and tourists a wide range of activities in the evenings and will play an important part in the transformation of Dublin’s city centre into that of a world class city with a quality of life that is second to none.”
The Construction Industry Federation said the scheme will make a huge contribution to the sector.
“There are a number of large scale projects in the pipeline or which have already begun and the Arnotts redevelopment is a huge construction opportunity, particularly for those in commercial construction,” a said spokesman.
In April, an Bord Pleanála had rejected several aspects of the development, which is planned for the site of the department store in Dublin - including a proposed 16-storey tower.
The board told Arnotts to cut the height of the tower by nine storeys and ensure that no other building in the development was higher than seven.
In its letter to Arnotts, the board said then the development would be "unduly obtrusive on the skyline" and would "seriously detract from the balance and architectural coherence of these streets".
Irish Times
www.buckplanning.ie
The company is planning a €750 million redevelopment of a 5.5-acre block bordered by Henry Street, Middle Abbey Street, Liffey Street and O'Connell Street into a new shopping, entertainment and residential zone, called "Northern Quarter".
An Bord Pleanála gave the green light subject to 26 conditions, including the preservation of several protected buildings in the area.
An Post, An Taisce and the Rail Procurement Agency were among the parties that had appealed planning permission for the scheme, which was granted by Dublin City Council last summer.
Among the conditions laid down, an Bord Pleanála has ruled that the developer has to provide for 24-hour public access to all of the proposed new public streets and spaces, including Abbey Square.
The board also said there must also be a year-round festival ticket office at ground-floor level, appropriate childcare facilities, and an archaeological appraisal of the site.
An independent road safety audit must be done, and a parking-management plan prepared and agreed with the planning authority, the board stipulated.
Details of shopfront design - including any associated signage, lettering, lighting or security screens - is subject to a further application for planning permission.
An Arnotts spokesman said: “We are delighted with the news. It gives certainty to the very ambitious Northern Quarter project. We will work with the city council to deal with the various conditions An Bord Pleanála has made.”
The retailer refused to comment on a previous announcement that 580 of its 950 staff will be let go when the store moves temporarily to Jervis Street Shopping Centre, which is one-third the size of Henry Street site.
Boyers on North Earl Street will also be converted to an Arnotts furniture and home store.
“The news has come a bit faster than expected, so Arnotts will now sit down to assess the detail of what will happen next,” the spokesman added. “Over the next few weeks, management will also work to bring clarity to the workers.”
Linda Tanham, an official with trade union Mandate, which represents most Arnotts’ workers, said staff are still unsure as to what will happen next. “We are expecting to meet with management this week to get an update on a timescale for trading and intended job losses,” she added.
When completed, the Northern Quarter – bordered by the Middle Abbey Street, Henry Street, and Liffey Street - is expected to employ over 5,000 people, with one-fifth of those working in the new Arnotts store.
It is envisaged one of the main features will be the re-creation of Prince’s Street as an urban street and pedestrian thoroughfare with a new public square at its centre.
Welcoming the decision, Jerry Ryan, managing director of HKR Architects, said: “This is one of the largest and most significant regeneration projects to be undertaken in Dublin’s city centre and is an exciting and challenging project for HKR.“
Gina Quin, chief executive of Dublin Chamber of Commerce, said the massive redevelopment will reinvigorate the heart of Dublin city centre.
“Not only will it have a significant impact on the city’s retail variety and range of offerings, but this development will also help to transform the Henry Street area into a vibrant residential, leisure and entertainment hub,” she said.
“The Northern Quarter will offer residents, shoppers and tourists a wide range of activities in the evenings and will play an important part in the transformation of Dublin’s city centre into that of a world class city with a quality of life that is second to none.”
The Construction Industry Federation said the scheme will make a huge contribution to the sector.
“There are a number of large scale projects in the pipeline or which have already begun and the Arnotts redevelopment is a huge construction opportunity, particularly for those in commercial construction,” a said spokesman.
In April, an Bord Pleanála had rejected several aspects of the development, which is planned for the site of the department store in Dublin - including a proposed 16-storey tower.
The board told Arnotts to cut the height of the tower by nine storeys and ensure that no other building in the development was higher than seven.
In its letter to Arnotts, the board said then the development would be "unduly obtrusive on the skyline" and would "seriously detract from the balance and architectural coherence of these streets".
Irish Times
www.buckplanning.ie
Sunday, 27 July 2008
Planning issue over Wicklow airport
PROCEEDINGS have been issued against the operator of a small private airfield in Co Wicklow over fears he is covertly transforming it into a commercial base for private jets.
John Nugent, the leaseholder of Newcastle Aerodrome – which is typically home to light aircraft – has denied the claims but refused to rule out the future possibility of higher grade aircraft landing at the facility.
"Everyone thinks there is going to be a huge international airport but come on; it's a bog in the middle of Wicklow," he told the Sunday Tribune.
However, if he fails to adhere to a warning letter sent from planning officials he could face two years in prison and a fine of up to €12.7m.
Nugent has put the complaints down to the meddling of "two or three individuals" but they were enough for Wicklow County Council to launch an onsite investigation and, finally, a warning notice last week.
The notice relates to the alleged "change of use of private airfield to commercial use without the benefit of planning permission."
"First of all it will be just flying lessons and then it will be private jets and such," said councillor Derek Mitchell, "and people don't want that."
He added: "Just like Weston (airport), it used to be a little bit commercial but then they laid down tarmac and now there are jets. It was small and amateur 30 years ago, now people pay to run private jets."
According to Nugent there are around 30 light aircraft and up to 65 members at Newcastle.
But responding to "quite a few" public complaints since he took over the lease three months ago, Wicklow County Council sent inspectors to the aerodrome. They found a number of concerns.
These included the change of use of an agricultural shed to an aircraft hangar, the provision of car parking, an onsite museum, the erection of fencing, advertising, the construction or alteration of aprons and airside roadways for aircraft and even a small refreshment area where pilots can drink tea.
The council has now officially notified Nugent of those aspects and he has four weeks in which to respond with details of what he intends to do to rectify the situation.
Failing that, the council will issue an enforcement notice obliging him to amend the issues before legal proceedings are initiated as a last resort.
A council source told the Sunday Tribune that Nugent's actions on the airfield were akin to using a house as a hotel.
Nugent then said that trying to operate a commercial airport in the Newcastle Aerodrome was akin to hosting the Irish Open golf tournament on a pitch and putt course.
"There is absolutely nothing going on," he said.
"We have airplane activity and there are two or three residents trying to stir it. But it's a storm in a tea cup."
Nugent insists the fencing is to keep cows off the runway and, as an Irish man, he likes to offer his pilots a cup of tea when they land.
"I am chasing a dream here; this is not about a commercial operation."
Sunday Tribune
www.buckplanning.ie
John Nugent, the leaseholder of Newcastle Aerodrome – which is typically home to light aircraft – has denied the claims but refused to rule out the future possibility of higher grade aircraft landing at the facility.
"Everyone thinks there is going to be a huge international airport but come on; it's a bog in the middle of Wicklow," he told the Sunday Tribune.
However, if he fails to adhere to a warning letter sent from planning officials he could face two years in prison and a fine of up to €12.7m.
Nugent has put the complaints down to the meddling of "two or three individuals" but they were enough for Wicklow County Council to launch an onsite investigation and, finally, a warning notice last week.
The notice relates to the alleged "change of use of private airfield to commercial use without the benefit of planning permission."
"First of all it will be just flying lessons and then it will be private jets and such," said councillor Derek Mitchell, "and people don't want that."
He added: "Just like Weston (airport), it used to be a little bit commercial but then they laid down tarmac and now there are jets. It was small and amateur 30 years ago, now people pay to run private jets."
According to Nugent there are around 30 light aircraft and up to 65 members at Newcastle.
But responding to "quite a few" public complaints since he took over the lease three months ago, Wicklow County Council sent inspectors to the aerodrome. They found a number of concerns.
These included the change of use of an agricultural shed to an aircraft hangar, the provision of car parking, an onsite museum, the erection of fencing, advertising, the construction or alteration of aprons and airside roadways for aircraft and even a small refreshment area where pilots can drink tea.
The council has now officially notified Nugent of those aspects and he has four weeks in which to respond with details of what he intends to do to rectify the situation.
Failing that, the council will issue an enforcement notice obliging him to amend the issues before legal proceedings are initiated as a last resort.
A council source told the Sunday Tribune that Nugent's actions on the airfield were akin to using a house as a hotel.
Nugent then said that trying to operate a commercial airport in the Newcastle Aerodrome was akin to hosting the Irish Open golf tournament on a pitch and putt course.
"There is absolutely nothing going on," he said.
"We have airplane activity and there are two or three residents trying to stir it. But it's a storm in a tea cup."
Nugent insists the fencing is to keep cows off the runway and, as an Irish man, he likes to offer his pilots a cup of tea when they land.
"I am chasing a dream here; this is not about a commercial operation."
Sunday Tribune
www.buckplanning.ie
The Clarence Hotel revamp will cost city dear
Saint Bono and The Edge have been granted permission to knock the Clarence hotel and the adjacent 18th-century buildings on the quays in Dublin into the middle of the 21st century -- for no better reason, it seems to the outside observer, than the fact that the Clarence hotel, which they own, is losing money. And the pair may be canonised philanthropists saving the world and giving away trillions at the drop of a hat ... (What? They're not? They even moved their tax operations abroad so they could cock a snook at the rest of us idiot Irish taxpayers? Oops.)
The Edge told the planning appeal that the only way the Clarence could make money was for them to be allowed to raze it to the ground, along with the nearly 300 years of history the adjacent buildings represent. And they won. Nobody even suggested that they should employ people to run the hotel in a way that it could make money rather than lose it. Or even accept that they'd made a bad investment, and put up with the loss. After all, even they shouldn't be able to trample over lesser people in order to make money. Or should they?
As it happens, I don't think the Clarence facade or interior would be much of a loss to Dublin. Art Deco architecture and decor are quite stunning when they're good: lofty, simple, elegant and welcoming; cool and sophisticated but never austere. And the Clarence was never any of those: before its U2 facelift it was bleak and dreary. Post facelift, it was cold and characterless, its public rooms disproportionately high with no sense of comfort or intimacy. In other words, it was, and is, bad design of its type.
The other buildings they have been given permission to demolish, however, are quite another pile of bricks. Like most of the Georgian architecture of Dublin that has survived the vandalism of money-grabbing development, they are fit for purpose, elegant, and a testament to their environment. They may well need some money spent on them, but it would be very well spent: properly and sensitively restored, they'd survive triumphantly for another 300 years, part of the fabric of Dublin in its heyday as the "second city of the Empire", as used to be proudly said.
And while knocking the Clarence might be no great loss, replacing it with something even more alien to the 18th-century quayside street- scape would be appalling. Indeed, it will be appalling, because Bono and The Edge have permission for a development that is totally alien, however good it may be objectively. The uniformity of the quays will be gone, which is one of the hallmarks of 18th-Century thinking.
Right opposite the proposed Clarence, on Ormond Quay on the north side of the river, there is a gem of Georgian restoration which proves it can be done if there is will and sensitivity. It is a private house, known simply as Number 10, but can be hired for parties. In other words, it is run as a business. The owner has restored it meticulously and lovingly, and you walk into "a gentleman's residence of the 1780s". The furnishings and art are unsurpassed in Dublin, and although there is electricity, nothing breaks the atmosphere.
When the current owner bought it, the house was in serious disrepair, far worse repair than the buildings Bono and The Edge are to be allowed to demolish. Now Number 10 is one of the gems of Dublin.
Why am I writing this? Just to show that it can be done: you don't have to tear down buildings to make progress, or indeed to make money, as The Edge's comments to the Planning Appeals hearing would seem to suggest.
On a much smaller scale, my neighbours and I were involved in a planning objection recently. We live in a nest of small-scale Victorian terraces, and there was a planning application for "a six- storey mixed use development" on a corner that would literally cast us into shadow. We won. (Sometimes the little people do win.)
Maybe there's a glimmer of hope.
- EMER O'KELLY
The Edge told the planning appeal that the only way the Clarence could make money was for them to be allowed to raze it to the ground, along with the nearly 300 years of history the adjacent buildings represent. And they won. Nobody even suggested that they should employ people to run the hotel in a way that it could make money rather than lose it. Or even accept that they'd made a bad investment, and put up with the loss. After all, even they shouldn't be able to trample over lesser people in order to make money. Or should they?
As it happens, I don't think the Clarence facade or interior would be much of a loss to Dublin. Art Deco architecture and decor are quite stunning when they're good: lofty, simple, elegant and welcoming; cool and sophisticated but never austere. And the Clarence was never any of those: before its U2 facelift it was bleak and dreary. Post facelift, it was cold and characterless, its public rooms disproportionately high with no sense of comfort or intimacy. In other words, it was, and is, bad design of its type.
The other buildings they have been given permission to demolish, however, are quite another pile of bricks. Like most of the Georgian architecture of Dublin that has survived the vandalism of money-grabbing development, they are fit for purpose, elegant, and a testament to their environment. They may well need some money spent on them, but it would be very well spent: properly and sensitively restored, they'd survive triumphantly for another 300 years, part of the fabric of Dublin in its heyday as the "second city of the Empire", as used to be proudly said.
And while knocking the Clarence might be no great loss, replacing it with something even more alien to the 18th-century quayside street- scape would be appalling. Indeed, it will be appalling, because Bono and The Edge have permission for a development that is totally alien, however good it may be objectively. The uniformity of the quays will be gone, which is one of the hallmarks of 18th-Century thinking.
Right opposite the proposed Clarence, on Ormond Quay on the north side of the river, there is a gem of Georgian restoration which proves it can be done if there is will and sensitivity. It is a private house, known simply as Number 10, but can be hired for parties. In other words, it is run as a business. The owner has restored it meticulously and lovingly, and you walk into "a gentleman's residence of the 1780s". The furnishings and art are unsurpassed in Dublin, and although there is electricity, nothing breaks the atmosphere.
When the current owner bought it, the house was in serious disrepair, far worse repair than the buildings Bono and The Edge are to be allowed to demolish. Now Number 10 is one of the gems of Dublin.
Why am I writing this? Just to show that it can be done: you don't have to tear down buildings to make progress, or indeed to make money, as The Edge's comments to the Planning Appeals hearing would seem to suggest.
On a much smaller scale, my neighbours and I were involved in a planning objection recently. We live in a nest of small-scale Victorian terraces, and there was a planning application for "a six- storey mixed use development" on a corner that would literally cast us into shadow. We won. (Sometimes the little people do win.)
Maybe there's a glimmer of hope.
- EMER O'KELLY
Renewed bid to build on Shrewsbury Rd
Niall O’Farrell, the businessman behind Black Tie, has renewed his bid to build two new houses on exclusive Shrewsbury Road in Dublin 4, writes Dick O’Brien.
O’Farrell has submitted a new planning application to Dublin City Council, seeking permission to demolish an existing two-storey house on the 0.12 hectare site at 28 Shrewsbury Road and build two semi-detached houses in its place.
O’Farrell, who lives in another house on Shrewsbury Road, bought the property in 2005 for €7.5 million.
Dublin City Council rejected an earlier planning application for the site in August 2006, saying any demolition would be contrary to the objectives of the Dublin City Development Plan.
The new application seeks permission for two three-storey over-basement houses with a gross floor area of 1,088 square metres. O’Farrell has applied for a social housing exemption certificate on the site.
Sunday Business Post
www.buckplanning.ie
O’Farrell has submitted a new planning application to Dublin City Council, seeking permission to demolish an existing two-storey house on the 0.12 hectare site at 28 Shrewsbury Road and build two semi-detached houses in its place.
O’Farrell, who lives in another house on Shrewsbury Road, bought the property in 2005 for €7.5 million.
Dublin City Council rejected an earlier planning application for the site in August 2006, saying any demolition would be contrary to the objectives of the Dublin City Development Plan.
The new application seeks permission for two three-storey over-basement houses with a gross floor area of 1,088 square metres. O’Farrell has applied for a social housing exemption certificate on the site.
Sunday Business Post
www.buckplanning.ie
Saturday, 26 July 2008
Pipeline protests switch to beach site
JUST two days after 12 protesters were arrested at the Corrib gas pipeline in Bellanaboy, Co Mayo, further clashes occurred yesterday between protesters and security at the site.
At 8am yesterday morning, up to 70 Shell security personnel and a further 40 gardai forced around 60 protesters off the public Glengad beach and a number of scuffles ensued.
Shell E&P Ireland are undertaking preparatory work at this site for the laying of the off-shore pipeline. It is also the site where the pipeline will start inland.
PJ Moran of Pobal Chill Chomain, an anti-pipeline group, said the protest won't stop.
"We will be back every day until Minister Ryan puts a stop to this," he said.
Shell maintains they have all the necessary permits and consents to erect the fences.
COLIN BARTLEY
www.buckplanning.ie
At 8am yesterday morning, up to 70 Shell security personnel and a further 40 gardai forced around 60 protesters off the public Glengad beach and a number of scuffles ensued.
Shell E&P Ireland are undertaking preparatory work at this site for the laying of the off-shore pipeline. It is also the site where the pipeline will start inland.
PJ Moran of Pobal Chill Chomain, an anti-pipeline group, said the protest won't stop.
"We will be back every day until Minister Ryan puts a stop to this," he said.
Shell maintains they have all the necessary permits and consents to erect the fences.
COLIN BARTLEY
www.buckplanning.ie
Cost worry means no decision on Metro until 2009
A DECISION on whether the planned Metro North for Dublin will go ahead is unlikely to be made until early next year, it emerged last night.
The Government has indicated it would not approve the light-rail system until the final cost of building the 17km line was known, despite the Railway Procurement Agency (RPA) having already spent €33m on the project.
The company which wins the contract to design, build and operate the system will not be announced until November, after which it will negotiate with the RPA over a final price. This process could run into early 2009, sources said last night.
And any delay to the project could have serious knock-on effects. The Ballymun Regeneration Scheme, expansion of Dublin Airport, development of a new town of 100,000 people in Swords and retail outlets, like Ikea, are all relying on the train route, and if it is put on the long finger it could have a "damaging impact on Ireland Inc", industry sources said last night.
Yesterday, Taoiseach Brian Cowen refused to say if the project, announced with great fanfare in 2006 under the Government's Transport 21 programme, would go ahead.
Proceed
Speaking in Tullamore, he said that major projects had to be "considered and approved at the relevant time on the basis of the fullest possible information available", adding: "There's no suggestion that we made a decision not to proceed with the Metro North."
Metro North will run from St Stephen's Green to Lissenhall, north of Swords, via Dublin Airport, and is expected to cost at least €3bn. Planning permission will be sought in September, and work is due to begin in 2009 with a four-year timetable.
The Department of Transport confirmed at least two cost-benefit analyses had been carried out, one by the RPA and a second by the Department of Finance.
The RPA said it had spent €33m on design, ground investigations, utility mapping and preparing an Environmental Impact Statement, and that the economic case for Metro "greatly exceeded" its costs.
Last night, opposition parties called on the Government to "come clean" on the future of the Metro project, with Fine Gael Transport spokesman Fergus O'Dowd saying there was a "lack of co-ordination" between the departments of finance and transport.
"Up until yesterday, it was assumed Metro North was going ahead, as indicated repeatedly by the transport minister. But now the finance minister is throwing doubt over a number of major infrastructural projects by saying they will only go ahead if it can be proved they will deliver value for money.
"Thousands of commuters and new jobs depend on the planned Metro project and they need clarification on whether or not it will go ahead," he said.
Paul Melia
www.buckplanning.ie
The Government has indicated it would not approve the light-rail system until the final cost of building the 17km line was known, despite the Railway Procurement Agency (RPA) having already spent €33m on the project.
The company which wins the contract to design, build and operate the system will not be announced until November, after which it will negotiate with the RPA over a final price. This process could run into early 2009, sources said last night.
And any delay to the project could have serious knock-on effects. The Ballymun Regeneration Scheme, expansion of Dublin Airport, development of a new town of 100,000 people in Swords and retail outlets, like Ikea, are all relying on the train route, and if it is put on the long finger it could have a "damaging impact on Ireland Inc", industry sources said last night.
Yesterday, Taoiseach Brian Cowen refused to say if the project, announced with great fanfare in 2006 under the Government's Transport 21 programme, would go ahead.
Proceed
Speaking in Tullamore, he said that major projects had to be "considered and approved at the relevant time on the basis of the fullest possible information available", adding: "There's no suggestion that we made a decision not to proceed with the Metro North."
Metro North will run from St Stephen's Green to Lissenhall, north of Swords, via Dublin Airport, and is expected to cost at least €3bn. Planning permission will be sought in September, and work is due to begin in 2009 with a four-year timetable.
The Department of Transport confirmed at least two cost-benefit analyses had been carried out, one by the RPA and a second by the Department of Finance.
The RPA said it had spent €33m on design, ground investigations, utility mapping and preparing an Environmental Impact Statement, and that the economic case for Metro "greatly exceeded" its costs.
Last night, opposition parties called on the Government to "come clean" on the future of the Metro project, with Fine Gael Transport spokesman Fergus O'Dowd saying there was a "lack of co-ordination" between the departments of finance and transport.
"Up until yesterday, it was assumed Metro North was going ahead, as indicated repeatedly by the transport minister. But now the finance minister is throwing doubt over a number of major infrastructural projects by saying they will only go ahead if it can be proved they will deliver value for money.
"Thousands of commuters and new jobs depend on the planned Metro project and they need clarification on whether or not it will go ahead," he said.
Paul Melia
www.buckplanning.ie
Ballsbridge tower would benefit city, says council official
THE DEVELOPMENT of a 15-storey tower block in Ballsbridge would increase Dublin’s competitive edge economically, culturally and socially, a city planner has said.
Mary Conway, acting deputy planning officer with Dublin City Council, told an An Bord Pleanála hearing that the proposed tower is of “exceptional architectural and urban design quality”.
“It is considered that the overall design strategy will help create a high-quality environment that will prove attractive for living, work and leisure,” she said.
The proposed development has been strongly criticised in the Ballsbridge area, with objections from 24 residents groups on grounds of its height, architecture and potential environmental impact. Ms Conway said the application was “compliant” with the Dublin City Development Plan.
“The heights would not differ significantly to that already in the area and therefore would not have a detrimental or negative impact on architectural character or visual amenities of the area,” she said.
The tower, which would be located on the former site of the UCD Veterinary College, is being proposed by Ray Grehan of Glenkerrin Homes, which paid more than €171 million for the 0.825 hectare plot three years ago.
Plans for the 52-metre building, which would be named Number 1 Ballsbridge, include 109 apartments, 20,000sq m of office space, a number of retail units and a cultural centre.
The site is adjacent to the Jurys/Berkeley Court hotel site which is owned by property developer Seán Dunne, who is planning a €1 billion high-rise development.
When questioned by planning inspector Tom Rabbette as to why a new plan had not been devised, Ms Conway said councillors seemed to have been swayed by public opinion in their decision and did not seek amendments to the proposal.
“There was a groundswell of local opinion against the plan . . . the councillors went with that,” Ms Conway said.
“I believe there was no desire to compromise, the councillors were not prepared to work with us.”
The hearing is expected to conclude today.
The Irish Times
www.buckplanning.ie
Mary Conway, acting deputy planning officer with Dublin City Council, told an An Bord Pleanála hearing that the proposed tower is of “exceptional architectural and urban design quality”.
“It is considered that the overall design strategy will help create a high-quality environment that will prove attractive for living, work and leisure,” she said.
The proposed development has been strongly criticised in the Ballsbridge area, with objections from 24 residents groups on grounds of its height, architecture and potential environmental impact. Ms Conway said the application was “compliant” with the Dublin City Development Plan.
“The heights would not differ significantly to that already in the area and therefore would not have a detrimental or negative impact on architectural character or visual amenities of the area,” she said.
The tower, which would be located on the former site of the UCD Veterinary College, is being proposed by Ray Grehan of Glenkerrin Homes, which paid more than €171 million for the 0.825 hectare plot three years ago.
Plans for the 52-metre building, which would be named Number 1 Ballsbridge, include 109 apartments, 20,000sq m of office space, a number of retail units and a cultural centre.
The site is adjacent to the Jurys/Berkeley Court hotel site which is owned by property developer Seán Dunne, who is planning a €1 billion high-rise development.
When questioned by planning inspector Tom Rabbette as to why a new plan had not been devised, Ms Conway said councillors seemed to have been swayed by public opinion in their decision and did not seek amendments to the proposal.
“There was a groundswell of local opinion against the plan . . . the councillors went with that,” Ms Conway said.
“I believe there was no desire to compromise, the councillors were not prepared to work with us.”
The hearing is expected to conclude today.
The Irish Times
www.buckplanning.ie
New housing bill to aid low income earners
Social welfare recipients and low income earners seeking to buy new houses could be given up to 60 per cent of the value of the property by the exchequer under the new Housing Bill published today by Minister for the Environment John Gormley.
The bill introduces a range of measures designed to encourage more people to buy houses and to improve the management of social housing by local authorities. However the long-awaited legislation to allow tenants to purchase their local authority flats has not been included in the bill.
The new Incremental Purchase Scheme will allow people who qualify for social housing and cannot afford to buy under the affordable housing scheme to get on the property ladder. Qualifying applicants will take out a mortgage for a percentage of the purchase price (likely to be around 40 per cent, although the terms have yet to be finalised) to buy a house from a local authority or voluntary housing body. The remaining stake in the house is gradually released to the buyer over the period of their mortgage.
Unlike the existing shared ownership scheme, which was also aimed at buyers who could not afford affordable housing, buyers pay no rent or any other charge to the council and are entitled to full ownership of the house on purchase of their share of the equity. The scheme will only apply to new-build houses offered through local authorities or voluntary and cooperative bodies.
Minister of State for Housing Michel Finneran said there had been a very poor take up of the shared ownership scheme.
“People obviously were’t particularly happy with the shared ownership scheme. We believe that this scheme will be more attractive and will give them an opportunity to get on the property ladder at a very early stage.”
It will also provide more money for social housing to be built, as people who would ordinarily be renting for extended periods will be providing fund to local authorities through their purchases.
However, because it applies to new houses only, the scheme will not be available to the thousands of local authority flat tenants, who, according to Dublin City Council, want to buy their homes.
A tenant-purchase scheme for flats was introduced by Dublin Corporation, now Dublin City Council, in 1988, but collapsed because of a lack of legislation to deal with issues such as the ownership and maintenance of common areas, such as stairwells and gardens, and the protection of residents who chose not to buy and remain tenants.
The council made several detailed proposals to the Department of the Environment for a sale of flats scheme and in January of last year the department said the legislation was being drafted. Last October the then housing minister Batt O’Keeffe said the legislation had been delayed because of legal issues raised by the Attorney General. Until recent weeks city councillors had expected the scheme would be included in the Housing Bill.
Mr Gormley said he regretted the sale of flats was not in the bill, but said legal issues such as building management and transfer of title could not be resolved in time for publication.
The bill offers some relief for owners of affordable housing who need to change mortgage terms. Previously any mortgage change, such as re-financing, triggered a “claw-back” requiring the owner to repay the discount received on their purchase. This anomaly has been removed, however families who have outgrown their affordable home still cannot up-size without triggering the claw-back.
The bill would give local authorities more powers to deal with housing issues such as anti-social behaviour, which was making people’s lives “unbearable” Mr Gormley said.
“I’ve been accused in the last few weeks of taking powers away from local authorities, what we’re doing here is empowering the councillors to draw up their own charter and decide how they proceed.”
Local authorities will be required to devise housing plans which comply with ministerial regulations and guidelines and national policies, rather than using individual systems developed by council’s on an “ad hoc” basis, Mr Gormley said.
Irishtimes.com
www.buckplanning.ie
The bill introduces a range of measures designed to encourage more people to buy houses and to improve the management of social housing by local authorities. However the long-awaited legislation to allow tenants to purchase their local authority flats has not been included in the bill.
The new Incremental Purchase Scheme will allow people who qualify for social housing and cannot afford to buy under the affordable housing scheme to get on the property ladder. Qualifying applicants will take out a mortgage for a percentage of the purchase price (likely to be around 40 per cent, although the terms have yet to be finalised) to buy a house from a local authority or voluntary housing body. The remaining stake in the house is gradually released to the buyer over the period of their mortgage.
Unlike the existing shared ownership scheme, which was also aimed at buyers who could not afford affordable housing, buyers pay no rent or any other charge to the council and are entitled to full ownership of the house on purchase of their share of the equity. The scheme will only apply to new-build houses offered through local authorities or voluntary and cooperative bodies.
Minister of State for Housing Michel Finneran said there had been a very poor take up of the shared ownership scheme.
“People obviously were’t particularly happy with the shared ownership scheme. We believe that this scheme will be more attractive and will give them an opportunity to get on the property ladder at a very early stage.”
It will also provide more money for social housing to be built, as people who would ordinarily be renting for extended periods will be providing fund to local authorities through their purchases.
However, because it applies to new houses only, the scheme will not be available to the thousands of local authority flat tenants, who, according to Dublin City Council, want to buy their homes.
A tenant-purchase scheme for flats was introduced by Dublin Corporation, now Dublin City Council, in 1988, but collapsed because of a lack of legislation to deal with issues such as the ownership and maintenance of common areas, such as stairwells and gardens, and the protection of residents who chose not to buy and remain tenants.
The council made several detailed proposals to the Department of the Environment for a sale of flats scheme and in January of last year the department said the legislation was being drafted. Last October the then housing minister Batt O’Keeffe said the legislation had been delayed because of legal issues raised by the Attorney General. Until recent weeks city councillors had expected the scheme would be included in the Housing Bill.
Mr Gormley said he regretted the sale of flats was not in the bill, but said legal issues such as building management and transfer of title could not be resolved in time for publication.
The bill offers some relief for owners of affordable housing who need to change mortgage terms. Previously any mortgage change, such as re-financing, triggered a “claw-back” requiring the owner to repay the discount received on their purchase. This anomaly has been removed, however families who have outgrown their affordable home still cannot up-size without triggering the claw-back.
The bill would give local authorities more powers to deal with housing issues such as anti-social behaviour, which was making people’s lives “unbearable” Mr Gormley said.
“I’ve been accused in the last few weeks of taking powers away from local authorities, what we’re doing here is empowering the councillors to draw up their own charter and decide how they proceed.”
Local authorities will be required to devise housing plans which comply with ministerial regulations and guidelines and national policies, rather than using individual systems developed by council’s on an “ad hoc” basis, Mr Gormley said.
Irishtimes.com
www.buckplanning.ie
Office plan 'beggars belief' for residential amenity area
THE OFFICE element of a 15- storey tower proposed for Ballsbridge amounts to 15 per cent of the total office space completed in Dublin last year, a Bord Pleanála hearing heard yesterday.
Plans for the building, on the site of the former UCD veterinary college, include a 15-storey tower, apartments, office blocks, shops and cultural centres.
The scheme put forward by developer Ray Grehan's Kintene Ltd was approved by Dublin City Council in February. Mr Grehan paid more than €171 million for the 0.825 hectare site three years ago.
However, at a Bord Pleanála appeals hearing yesterday, barrister Colm Mac Eochaidh said it "beggars belief" that the developer should seek such a level of office space in an area which was zoned for the improvement of residential amenity.
Mr Mac Eochaidh said the issue raised the question of whether the entire development should be considered a material contravention of the city development plan - a move which would mean permission would have to have been granted by Dublin elected councillors, rather than the authority's planning staff.
Mr Mac Eochaidh said he believed the council's planning staff were "in a huff" because the elected councillors failed to adopt a local area plan for Ballsbridge which would have opened the way for high-rise development on the veterinary college site, as well as the D4 Hotels site, formerly Jurys and the Berkeley Court, next door.
He said the issue of planning permission for the veterinary college site and the hotels site represented "the local area plan by the back door" and said the elected members of Dublin City Council were very angry about this.
However, planning consultant Colin McGill, for the developers, insisted the planning application "did not seek to take advantage of the abandoned local area plan". He said the application had been grounded in what was proper planning and sustainable development.
Mr McGill said the 15 per cent figure related only to office space which had been completed in Dublin in 2007 - not that which was under construction or that which was already developed.
The Irish Times
www.buckplanning.ie
Plans for the building, on the site of the former UCD veterinary college, include a 15-storey tower, apartments, office blocks, shops and cultural centres.
The scheme put forward by developer Ray Grehan's Kintene Ltd was approved by Dublin City Council in February. Mr Grehan paid more than €171 million for the 0.825 hectare site three years ago.
However, at a Bord Pleanála appeals hearing yesterday, barrister Colm Mac Eochaidh said it "beggars belief" that the developer should seek such a level of office space in an area which was zoned for the improvement of residential amenity.
Mr Mac Eochaidh said the issue raised the question of whether the entire development should be considered a material contravention of the city development plan - a move which would mean permission would have to have been granted by Dublin elected councillors, rather than the authority's planning staff.
Mr Mac Eochaidh said he believed the council's planning staff were "in a huff" because the elected councillors failed to adopt a local area plan for Ballsbridge which would have opened the way for high-rise development on the veterinary college site, as well as the D4 Hotels site, formerly Jurys and the Berkeley Court, next door.
He said the issue of planning permission for the veterinary college site and the hotels site represented "the local area plan by the back door" and said the elected members of Dublin City Council were very angry about this.
However, planning consultant Colin McGill, for the developers, insisted the planning application "did not seek to take advantage of the abandoned local area plan". He said the application had been grounded in what was proper planning and sustainable development.
Mr McGill said the 15 per cent figure related only to office space which had been completed in Dublin in 2007 - not that which was under construction or that which was already developed.
The Irish Times
www.buckplanning.ie
Thursday, 24 July 2008
Council rejects claims of rural planning ‘obstacles’
A CLAIM that “every obstacle” is being put in the way of people wishing to build houses in rural Kerry has been rejected by senior county council officials.
Fianna Fáil Councillor Dan Kiely said many people are finding it virtually impossible to get planning in the county and asked if the council has adopted a new policy to stop rural development.
Other councillors claimed many young couples are finding it increasingly difficult to get planning, even on family-owned land.
Kerry North Fine Gael TD Jimmy Deenihan said there was growing unrest because of the tough stance being taken by the council on percolation — the inadequate drainage of waste water from septic tanks.
But senior planning engineers said it is necessary to reduce pollution of rivers, lakes and groundwater caused by seepage from septic tanks and agricultural sources.
They said effluent contamination was a serious matter and, with new regulations from the EU and the EPA coming into force this year, the situation is being monitored more closely.
Fine Gael Councillor Johnny O’Connor, who claimed there was a refusal rate of over 50% in the Ring of Kerry area, said many people are angry about inconsistencies in planning decisions, noting that while some are turned down for planning, others a short distance away receive it.
More than 60% of planning applications are granted and county manager Tom Curran said there is no shortage of applications that end in favourable decisions.
He said there are no statistics to support claims that every obstacle is being put in the way of people seeking planning in rural areas.
Fianna Fáil Councillor John Brassil said his party will be putting forward a submission to the County Development Plan, asking applicants to select one councillor to act on their behalf if problems arise.
Irish Examiner
www.buckplanning.ie
Fianna Fáil Councillor Dan Kiely said many people are finding it virtually impossible to get planning in the county and asked if the council has adopted a new policy to stop rural development.
Other councillors claimed many young couples are finding it increasingly difficult to get planning, even on family-owned land.
Kerry North Fine Gael TD Jimmy Deenihan said there was growing unrest because of the tough stance being taken by the council on percolation — the inadequate drainage of waste water from septic tanks.
But senior planning engineers said it is necessary to reduce pollution of rivers, lakes and groundwater caused by seepage from septic tanks and agricultural sources.
They said effluent contamination was a serious matter and, with new regulations from the EU and the EPA coming into force this year, the situation is being monitored more closely.
Fine Gael Councillor Johnny O’Connor, who claimed there was a refusal rate of over 50% in the Ring of Kerry area, said many people are angry about inconsistencies in planning decisions, noting that while some are turned down for planning, others a short distance away receive it.
More than 60% of planning applications are granted and county manager Tom Curran said there is no shortage of applications that end in favourable decisions.
He said there are no statistics to support claims that every obstacle is being put in the way of people seeking planning in rural areas.
Fianna Fáil Councillor John Brassil said his party will be putting forward a submission to the County Development Plan, asking applicants to select one councillor to act on their behalf if problems arise.
Irish Examiner
www.buckplanning.ie
Billionaire objects to plan for Ballsbridge 'spike'
BILLIONAIRE businessman Dermot Desmond has accused a developer planning to build a 15-storey office block in Dublin 4 of being solely concerned with the "maximisation of profit".
In a submission to a planning hearing yesterday, Mr Desmond claimed that developers were "dictating" planning decisions and that a high-rise office block proposed on the former home of the UCD School of Veterinary was nothing more than an "incongruous spike".
The claims were made on the opening day of An Bord Pleanala hearing which will decide if developer Ray Grehan can build 109 apartments, 20,000 square metres of office space, retail units and a cultural centre in Dublin 4, which will be named Number One Ballsbridge.
The proceedings will be keenly watched by developer Sean Dunne, who proposes building a €1bn mixed-use development -- including a 37-storey skyscraper -- on the Jury's Berkerley Court site which adjoins Mr Grehan's two-acre holding.
Site
Mr Grehan bought the site for €171.5m two years ago, and his proposals have been approved by Dublin City Council.
He says that Ballsbridge is home to numerous office blocks, including Lansdowne House and Hume House, which are nine-storeys tall.
But 24 residents groups and individuals have objected to the scheme. Another seven, including Dermot Desmond, have made observations which allows them to address the public hearing but not to cross-examine witnesses. They claim planning rules were ignored when permission was granted and that the proposed buildings, which range from nine to 15 storeys, are too high and that Mr Grehan's and Mr Dunne's proposals should be treated as one planning application because they are on adjoining sites.
In a submission, Mr Desmond says that the character of Ballsbridge is residential, and there is "no justification" for "inappropriate" developments.
"While there appears to be a trend for developers now to propose very tall buildings on an extensive scale, the justification for this appears to be the maximisation of profit," he says.
"I have a real concern that the developer rather than the planning authority...is dictating the planning process and the real motivation appears to be the maximising of site value rather than the proper planning and sustainable development of the area."
Colm MacEochaidh BL, representing 17 groups and individuals, also said the Board should ask the High Court to rule if it was entitled to decide the application, given the fact that the zoning for the site did not allow for the development proposed.
Senior Inspector Tom Rabbette will recommend whether the scheme should be approved when he submits his report after the hearing ends next week. He will also decide on Mr Dunne's application for the Jury's Berkerley Court site.
Paul Melia
www.buckplanning.ie
In a submission to a planning hearing yesterday, Mr Desmond claimed that developers were "dictating" planning decisions and that a high-rise office block proposed on the former home of the UCD School of Veterinary was nothing more than an "incongruous spike".
The claims were made on the opening day of An Bord Pleanala hearing which will decide if developer Ray Grehan can build 109 apartments, 20,000 square metres of office space, retail units and a cultural centre in Dublin 4, which will be named Number One Ballsbridge.
The proceedings will be keenly watched by developer Sean Dunne, who proposes building a €1bn mixed-use development -- including a 37-storey skyscraper -- on the Jury's Berkerley Court site which adjoins Mr Grehan's two-acre holding.
Site
Mr Grehan bought the site for €171.5m two years ago, and his proposals have been approved by Dublin City Council.
He says that Ballsbridge is home to numerous office blocks, including Lansdowne House and Hume House, which are nine-storeys tall.
But 24 residents groups and individuals have objected to the scheme. Another seven, including Dermot Desmond, have made observations which allows them to address the public hearing but not to cross-examine witnesses. They claim planning rules were ignored when permission was granted and that the proposed buildings, which range from nine to 15 storeys, are too high and that Mr Grehan's and Mr Dunne's proposals should be treated as one planning application because they are on adjoining sites.
In a submission, Mr Desmond says that the character of Ballsbridge is residential, and there is "no justification" for "inappropriate" developments.
"While there appears to be a trend for developers now to propose very tall buildings on an extensive scale, the justification for this appears to be the maximisation of profit," he says.
"I have a real concern that the developer rather than the planning authority...is dictating the planning process and the real motivation appears to be the maximising of site value rather than the proper planning and sustainable development of the area."
Colm MacEochaidh BL, representing 17 groups and individuals, also said the Board should ask the High Court to rule if it was entitled to decide the application, given the fact that the zoning for the site did not allow for the development proposed.
Senior Inspector Tom Rabbette will recommend whether the scheme should be approved when he submits his report after the hearing ends next week. He will also decide on Mr Dunne's application for the Jury's Berkerley Court site.
Paul Melia
www.buckplanning.ie
Award for Killiney house
A HOUSE in Killiney designed by O'Donnell and Tuomey Architects, and a bridge at the University of Limerick by Wilkinson Eyre Architects, each won RIBA European Awards this year. They are the two Irish projects to do so.
The Sleeping Giant house in Killiney, Co Dublin has already won awards in Ireland. RIBA (Royal Institute of British Architects) said the organically formed house on a spectacular site overlooking the sea introduced "to a domestic context a contemporary aesthetic more common in major public buildings . . . the apparent randomness of the shapes results from an unusually relaxed approach from architects for whom subtle control is more typical".
The bridge at the University of Limerick is also organic in shape and "appears to grow out of the landscape", said the judges. The bridge, by the British architects of the iconic Millennium Bridge in Gateshead, England - which won the Stirling Prize - was required when the university expanded across the River Shannon.
The bridge widens out above each of its legs to create places in which to sit and chat, on seats in the structure behind glazed windbreaks.
"What may have been a mere technical solution to a practical design problem has been elevated by sensitive architecture to make a poetic statement about the river which is at the heart of the campus," said the judges.
The other RIBA European Award winners include two buildings in Germany by David Chipperfield and a project in Austria by Zaha Hadid Architects.
O'Donnell and Tuomey will be heading to the 11th International Architecture Exhibition in Venice in September as part of an Irish delegation that will exhibit their work and ideas about architecture.
The Irish Times
www.buckplanning.ie
The Sleeping Giant house in Killiney, Co Dublin has already won awards in Ireland. RIBA (Royal Institute of British Architects) said the organically formed house on a spectacular site overlooking the sea introduced "to a domestic context a contemporary aesthetic more common in major public buildings . . . the apparent randomness of the shapes results from an unusually relaxed approach from architects for whom subtle control is more typical".
The bridge at the University of Limerick is also organic in shape and "appears to grow out of the landscape", said the judges. The bridge, by the British architects of the iconic Millennium Bridge in Gateshead, England - which won the Stirling Prize - was required when the university expanded across the River Shannon.
The bridge widens out above each of its legs to create places in which to sit and chat, on seats in the structure behind glazed windbreaks.
"What may have been a mere technical solution to a practical design problem has been elevated by sensitive architecture to make a poetic statement about the river which is at the heart of the campus," said the judges.
The other RIBA European Award winners include two buildings in Germany by David Chipperfield and a project in Austria by Zaha Hadid Architects.
O'Donnell and Tuomey will be heading to the 11th International Architecture Exhibition in Venice in September as part of an Irish delegation that will exhibit their work and ideas about architecture.
The Irish Times
www.buckplanning.ie
124 homes planned for former bank sports grounds
O'MALLEY CONSTRUCTION has submitted a planning application for a 124-unit residential development at the former Bank of Ireland sports grounds at Knockrabo, Goatstown, Dublin 14.
This is the third planning application the company has lodged for the site, having failed twice before to get planning permission.
Last year An Bord Pleanála refused O'Malley Construction planning permission for a 129-unit housing scheme because the scheme adjoins a reservation for a major road development, the Sandyford to St Helen's link road, and a road layout for the area had not been finalised by the National Roads Authority at that stage.
Two years ago a similar scheme proposed by the company for 159 units was refused on the same grounds.
An Bord Pleanála is expected to decide in the coming months whether Compulsory Purchase Orders on lands along the Sandyford to St Helen's link road will go ahead.
The site is bounded by the Salamanca, Salzburg and Heidelberg roads in Ardilea. Local residents came out in force against previous developments, objecting on the grounds of its density.
This time around O'Malley Construction is looking for 124 residential units, comprising 102 apartments and 22 houses in three blocks on the five-acre site.
In April developer Niall Mellon of Knockrabo Developments Ltd submitted a planning application for his 5.9-acre part of the grounds. It is three years since he was refused planning permission by An Bord Pleanála for a development of over 360 residential units on the site.
He is submitting a planning application to Dún Laoghaire-Rathdown County Council for a much smaller development of 85 residential units (comprising 26 five-bed four-storey houses, one three-storey house and 58 apartments in three five-storey blocks).
He is also looking to build a new entrance off Mount Anville Road.
Mellon purchased the site for €50 million in 2003 from Michael Roden's Merrion Property Group.
O'Malley Developments bought a portion of the site from Knockrabo Developments in an off-market deal.
The Irish Times
www.buckplanning.ie
This is the third planning application the company has lodged for the site, having failed twice before to get planning permission.
Last year An Bord Pleanála refused O'Malley Construction planning permission for a 129-unit housing scheme because the scheme adjoins a reservation for a major road development, the Sandyford to St Helen's link road, and a road layout for the area had not been finalised by the National Roads Authority at that stage.
Two years ago a similar scheme proposed by the company for 159 units was refused on the same grounds.
An Bord Pleanála is expected to decide in the coming months whether Compulsory Purchase Orders on lands along the Sandyford to St Helen's link road will go ahead.
The site is bounded by the Salamanca, Salzburg and Heidelberg roads in Ardilea. Local residents came out in force against previous developments, objecting on the grounds of its density.
This time around O'Malley Construction is looking for 124 residential units, comprising 102 apartments and 22 houses in three blocks on the five-acre site.
In April developer Niall Mellon of Knockrabo Developments Ltd submitted a planning application for his 5.9-acre part of the grounds. It is three years since he was refused planning permission by An Bord Pleanála for a development of over 360 residential units on the site.
He is submitting a planning application to Dún Laoghaire-Rathdown County Council for a much smaller development of 85 residential units (comprising 26 five-bed four-storey houses, one three-storey house and 58 apartments in three five-storey blocks).
He is also looking to build a new entrance off Mount Anville Road.
Mellon purchased the site for €50 million in 2003 from Michael Roden's Merrion Property Group.
O'Malley Developments bought a portion of the site from Knockrabo Developments in an off-market deal.
The Irish Times
www.buckplanning.ie
Bord rejects K Club plan
AN BORD Pleanála has overturned planning permission granted to the K Club for a residential development in the walled garden of Straffan House, Co Kildare following an appeal by a Canadian businessman.
Sheldon Mintzberg, the CEO and founder of Montreal-based Marine Group, and Carmele McGeary, who own the Inner Lodge on the grounds of Straffan House, said the development of 20 homes would represent "an unrelieved terrace facade and unbroken roofline as a backdrop to the current rural setting of the inner lodge".
The club was looking to build 11 two-bed and nine three-bed duplex homes in three blocks.
The Irish Times
www.buckplanning.ie
Sheldon Mintzberg, the CEO and founder of Montreal-based Marine Group, and Carmele McGeary, who own the Inner Lodge on the grounds of Straffan House, said the development of 20 homes would represent "an unrelieved terrace facade and unbroken roofline as a backdrop to the current rural setting of the inner lodge".
The club was looking to build 11 two-bed and nine three-bed duplex homes in three blocks.
The Irish Times
www.buckplanning.ie
Retention of Corrib details an oversight, says Minister
MINISTER FOR Energy Eamon Ryan has acknowledged an "oversight" in failing to publish latest authorisations for work on the Corrib gas project.
This follows criticism from members of his party and community representatives in Erris over the Department of Energy's failure to make public key information about current work at the Glengad landfall for the pipeline.
A spokewoman for Mr Ryan said the department had activated authorisation of certain consents for the works, but this information was not made publicly available.
This was an "oversight", the spokeswoman said, and all authorisations and new information relating to the department's role would be published on the website from today. Relevant authorisations would also be published in future in the local press, the spokeswoman said.
Twelve residents who staged a peaceful protest to question the authorisations were arrested by gardaí on Tuesday, and later released without charge.
PJ Moran, one of the 12, said he would "never have participated in the protest" if he had known about the authorisations.
Dr Mark Garavan, former spokesman for the Rossport five, was also critical of the dearth of information.
"All information should be made clear, and the fact that this work on Glengad relates to consents originally approved before the 2003 Pollathomas landslide also needs to be questioned," Dr Garavan said.
Andy Wilson, of the Mayo branch of the Green Party, said the work at Glengad in advance of approval for the pipeline made a "complete mockery" of the planning process.
Speaking in a personal capacity, he called on Mr Ryan to support the recommendations of the recent Green Party national council motion, which called for the establishment of an independent review body to examine alternative refinery sites in north Mayo.
Pobal Chill Chomáin, a local community group, has called on the two Green Party Government Ministers to cease all civil engineering works by Shell E&P Ireland in the Pollathomas and Glengad area until a "rigorous geological survey and examination" is conducted.
The Irish Times
www.buckplanning.ie
This follows criticism from members of his party and community representatives in Erris over the Department of Energy's failure to make public key information about current work at the Glengad landfall for the pipeline.
A spokewoman for Mr Ryan said the department had activated authorisation of certain consents for the works, but this information was not made publicly available.
This was an "oversight", the spokeswoman said, and all authorisations and new information relating to the department's role would be published on the website from today. Relevant authorisations would also be published in future in the local press, the spokeswoman said.
Twelve residents who staged a peaceful protest to question the authorisations were arrested by gardaí on Tuesday, and later released without charge.
PJ Moran, one of the 12, said he would "never have participated in the protest" if he had known about the authorisations.
Dr Mark Garavan, former spokesman for the Rossport five, was also critical of the dearth of information.
"All information should be made clear, and the fact that this work on Glengad relates to consents originally approved before the 2003 Pollathomas landslide also needs to be questioned," Dr Garavan said.
Andy Wilson, of the Mayo branch of the Green Party, said the work at Glengad in advance of approval for the pipeline made a "complete mockery" of the planning process.
Speaking in a personal capacity, he called on Mr Ryan to support the recommendations of the recent Green Party national council motion, which called for the establishment of an independent review body to examine alternative refinery sites in north Mayo.
Pobal Chill Chomáin, a local community group, has called on the two Green Party Government Ministers to cease all civil engineering works by Shell E&P Ireland in the Pollathomas and Glengad area until a "rigorous geological survey and examination" is conducted.
The Irish Times
www.buckplanning.ie
Councillor facing alleged ethics code breach says everything 'above board'
A KILLARNEY town councillor is to be investigated for possible breaches of local government ethics legislation after he negotiated money from a developer in return for withdrawing a planning objection from An Bord Pleanála.
The councillor insists the money he negotiated was for the benefit of residents, not for personal use.
Under the ethics legislation Cllr Donal Grady could expect to be questioned by the chairman of the council, in this case the mayor of Killarney, as part of any such investigation. However, the mayor of Killarney, Patrick O'Donoghue, is not taking part as he himself is facing criminal charges for alleged breaches of the same ethics legislation arising out of a rezoning issue in Killarney town council in 2006.
Mr Grady (Ind) had twice objected to a retail and office development at the entrance to the Pinewood Estate after it got the go-ahead from Killarney Town Council. He was the sole objector. The latest objection was lodged in March and withdrawn on July 4th last.
This was days after Mr Grady hand-delivered letters to local residents, signed by the developer, saying a €25,000 contribution was being made for the improvement of entrances and exits to the estate. The letter said Mr Grady was the reason they had made many worthwhile changes to their planning applications in order to facilitate residents.
However, it was not clear last night if the developer - who does not deny making the contribution or writing the letter - knew the letter was going to be made public.
It has also emerged that levies of €71,825 had been imposed on the developer for infrastructural and road works as part of his planning conditions, a sum which did not include the €25,000.
Mr Grady insists the €25,000 was for the community. The cheque was lodged with a solicitor for the use of the community, and he himself contacted the council's ethics registrar about the matter to get his approval.
A council spokesman yesterday said it was this contact that sparked the investigation.
"It is all above board. Everything is documented. The money is for the residents and the cheque made out to a solicitor," Mr Grady said.
Under normal circumstances in an ethics investigation, under Section 174 of the Ethics in Local Government Service Section of the Local Government Act, 2001, the councillor could expect to be interviewed by the chairman of the town council, mayor of Killarney Patrick O'Donoghue and the town manager.
However, as Mr O'Donoghue has himself been investigated by the Standards in Public Office Commission on alleged ethics breaches and has now been sent forward for trial to the Circuit Criminal Court with regard to two alleged breaches of the legislation regarding a motion to rezone lands in 2006, the councillor said the mayor cannot be the one to interview him.
"Patrick O'Donoghue is not in a position to do it. This will have to bring someone from Dublin [from the Standards in Public Office Commission]," Mr Grady said.
Meanwhile, Killarney town council's planning department yesterday confirmed that levies of €71,825 had been imposed on the developer. According to the senior planner, Fiona O'Sullivan, the levies, for public infrastructure, included a special road levy and would have included works to the entrance and exit to the estate.
The works for which the levies were imposed were assessed by the town council engineer, and had been paid by the developer, she said.
Kerry County Council has confirmed the investigation is being initiated.
The council spokesman also confirmed that the investigation into Mr Grady will automatically be referred to a Garda liaison officer.
The Irish Times
www.buckplanning.ie
The councillor insists the money he negotiated was for the benefit of residents, not for personal use.
Under the ethics legislation Cllr Donal Grady could expect to be questioned by the chairman of the council, in this case the mayor of Killarney, as part of any such investigation. However, the mayor of Killarney, Patrick O'Donoghue, is not taking part as he himself is facing criminal charges for alleged breaches of the same ethics legislation arising out of a rezoning issue in Killarney town council in 2006.
Mr Grady (Ind) had twice objected to a retail and office development at the entrance to the Pinewood Estate after it got the go-ahead from Killarney Town Council. He was the sole objector. The latest objection was lodged in March and withdrawn on July 4th last.
This was days after Mr Grady hand-delivered letters to local residents, signed by the developer, saying a €25,000 contribution was being made for the improvement of entrances and exits to the estate. The letter said Mr Grady was the reason they had made many worthwhile changes to their planning applications in order to facilitate residents.
However, it was not clear last night if the developer - who does not deny making the contribution or writing the letter - knew the letter was going to be made public.
It has also emerged that levies of €71,825 had been imposed on the developer for infrastructural and road works as part of his planning conditions, a sum which did not include the €25,000.
Mr Grady insists the €25,000 was for the community. The cheque was lodged with a solicitor for the use of the community, and he himself contacted the council's ethics registrar about the matter to get his approval.
A council spokesman yesterday said it was this contact that sparked the investigation.
"It is all above board. Everything is documented. The money is for the residents and the cheque made out to a solicitor," Mr Grady said.
Under normal circumstances in an ethics investigation, under Section 174 of the Ethics in Local Government Service Section of the Local Government Act, 2001, the councillor could expect to be interviewed by the chairman of the town council, mayor of Killarney Patrick O'Donoghue and the town manager.
However, as Mr O'Donoghue has himself been investigated by the Standards in Public Office Commission on alleged ethics breaches and has now been sent forward for trial to the Circuit Criminal Court with regard to two alleged breaches of the legislation regarding a motion to rezone lands in 2006, the councillor said the mayor cannot be the one to interview him.
"Patrick O'Donoghue is not in a position to do it. This will have to bring someone from Dublin [from the Standards in Public Office Commission]," Mr Grady said.
Meanwhile, Killarney town council's planning department yesterday confirmed that levies of €71,825 had been imposed on the developer. According to the senior planner, Fiona O'Sullivan, the levies, for public infrastructure, included a special road levy and would have included works to the entrance and exit to the estate.
The works for which the levies were imposed were assessed by the town council engineer, and had been paid by the developer, she said.
Kerry County Council has confirmed the investigation is being initiated.
The council spokesman also confirmed that the investigation into Mr Grady will automatically be referred to a Garda liaison officer.
The Irish Times
www.buckplanning.ie
D4 high-rises profit-driven, says Desmond
BUSINESSMAN DERMOT Desmond has described a proposed high-rise development on the site of the former veterinary college in Ballsbridge as "an incongruous spike" in a sea of Victorian architecture and said the entire justification for such high-rise buildings seemed to be "the maximisation of profit".
Mr Desmond, who lives on Ailesbury Road, Ballsbridge, made the comments in a submission to An Bord Pleanála's oral hearing on the development, which opened at the RDS yesterday.
The financier was not present at the hearing but his submission was circulated to all parties.
In February, Dublin City Council granted planning permission to Kintene Ltd for the redevelopment of the site, after it had received almost 90 objections.
Plans for Number 1 Ballsbridge include a 15-storey tower, apartments, office blocks, shops and cultural centres. Developer Ray Grehan of Glenkerrin Homes paid more than €171 million for the 0.825 hectare site three years ago.
It is beside the Jurys/Berkeley Court site which is owned by developer Seán Dunne. He is also planning a high-rise development.
In his submission, Mr Desmond said it was "surprising and of concern" that the planning authority did not seek an Environmental Impact Assessment before planning permission was granted.
He said the development was "of such size and scale as to be entirely inappropriate and insensitive and contrary to the visual and recreational amenities of the area". Mr Desmond said there had been some insensitive and inappropriate developments permitted in the past but this was no justification for "further insensitive and inappropriate developments.
"I have a real concern that the developer rather than the planning authority ... is dictating the planning process and the real motivation appears to be the maximising of site value rather than proper planning and sustainable development."
At yesterday's hearing, local residents objected to the density and height of the plan. Speakers also claimed that the plan was inextricably linked with Mr Dunne's plans for the adjacent site.
Barrister Colm Mac Eochaidh asked planning inspector Tom Rabbette to refer the case to the High Court because he believed the plan was a material contravention of the Dublin City development plan. He also criticised the absence of key city council planner Kieran Rose from the hearing. Mr MacEochaidh was representing 11 residents' associations as well as a number of individuals.
He was speaking after town planner Fergal McCabe said the proposed 20,000 sq m of office space was a material contravention of the development plan because the area was zoned for residential use.
Mr McCabe said the 15-storey tower would be a "very significant marker" in the city yet there seemed to be no corresponding public gain from it.
An Taisce's Ian Lumley said he had no idea why the developers were claiming that the area needed such a landmark building. "There is no indication whatsoever that this site would benefit in any way from a landmark building ... in fact the opposite would be the case," he said.
Planning consultant Colin McGill pointed to other high-rise buildings in the area such as Hume House but Mr Lumley said many of these tall buildings has utterly failed to incorporate into their setting.
Fine Gael Cllr Paddy McCartan and Lucinda Creighton TD said the planners had ignored their own guidelines by granting permission. The hearing is expected to continue for several days.
The Irish Times
www.buckplanning.ie
Mr Desmond, who lives on Ailesbury Road, Ballsbridge, made the comments in a submission to An Bord Pleanála's oral hearing on the development, which opened at the RDS yesterday.
The financier was not present at the hearing but his submission was circulated to all parties.
In February, Dublin City Council granted planning permission to Kintene Ltd for the redevelopment of the site, after it had received almost 90 objections.
Plans for Number 1 Ballsbridge include a 15-storey tower, apartments, office blocks, shops and cultural centres. Developer Ray Grehan of Glenkerrin Homes paid more than €171 million for the 0.825 hectare site three years ago.
It is beside the Jurys/Berkeley Court site which is owned by developer Seán Dunne. He is also planning a high-rise development.
In his submission, Mr Desmond said it was "surprising and of concern" that the planning authority did not seek an Environmental Impact Assessment before planning permission was granted.
He said the development was "of such size and scale as to be entirely inappropriate and insensitive and contrary to the visual and recreational amenities of the area". Mr Desmond said there had been some insensitive and inappropriate developments permitted in the past but this was no justification for "further insensitive and inappropriate developments.
"I have a real concern that the developer rather than the planning authority ... is dictating the planning process and the real motivation appears to be the maximising of site value rather than proper planning and sustainable development."
At yesterday's hearing, local residents objected to the density and height of the plan. Speakers also claimed that the plan was inextricably linked with Mr Dunne's plans for the adjacent site.
Barrister Colm Mac Eochaidh asked planning inspector Tom Rabbette to refer the case to the High Court because he believed the plan was a material contravention of the Dublin City development plan. He also criticised the absence of key city council planner Kieran Rose from the hearing. Mr MacEochaidh was representing 11 residents' associations as well as a number of individuals.
He was speaking after town planner Fergal McCabe said the proposed 20,000 sq m of office space was a material contravention of the development plan because the area was zoned for residential use.
Mr McCabe said the 15-storey tower would be a "very significant marker" in the city yet there seemed to be no corresponding public gain from it.
An Taisce's Ian Lumley said he had no idea why the developers were claiming that the area needed such a landmark building. "There is no indication whatsoever that this site would benefit in any way from a landmark building ... in fact the opposite would be the case," he said.
Planning consultant Colin McGill pointed to other high-rise buildings in the area such as Hume House but Mr Lumley said many of these tall buildings has utterly failed to incorporate into their setting.
Fine Gael Cllr Paddy McCartan and Lucinda Creighton TD said the planners had ignored their own guidelines by granting permission. The hearing is expected to continue for several days.
The Irish Times
www.buckplanning.ie
Cable car project to seek city council sanction
THE DEVELOPER behind the €90 million "Suas" cable car project for the River Liffey is to seek planning permission from Dublin City Council for the scheme, after failing to secure fast-track planning approval from An Bord Pleanála.
Details of the Suas, which would run from Heuston Station to the docklands and involve the construction of 80m (262ft) towers along its length, were yesterday presented to city councillors ahead of the submission of a planning application.
Developer Barry Boland, formerly a planner with Dublin County Council, last year sought to have the Suas considered under fast-track planning rules which allow strategic infrastructural developments to be determined directly by An Bord Pleanála.
However, the board decided the Suas did not qualify as strategic infrastructure, leaving Mr Boland no option but to apply to the city council.
The Suas would be a tourist attraction rather than a public transport system, Mr Boland said.
"We're trying to create the equivalent of an Eiffel Tower, the London Eye or the Sydney Opera House - the sort of iconic thing that Dublin currently lacks."
Each cable car could carry 30 people and would run every 20 minutes. A round trip would cost €25. Two 80m towers - 20m taller than Liberty Hall - would be built at Marlborough Street and Wood Quay, and 60m towers would be located in the docklands and at Watling Street to support the cable. Mr Boland estimates that one in every eight visitors to Dublin would use the Suas.
Several councillors said they were interested in the project, but stopped short of endorsing it.
"My mind was quite closed to this project, and I would still have a certain scepticism, but my mind is perhaps a little less closed," Labour councillor Emer Costello said.
Sinn Féin's Daithí Doolan said it was good to see a project that was "trying to do something with the Liffey".
Mr Boland said it was up to the planners to decide if it detracted from the skyline. He had wanted the cable cars to be in the shape of a pint of Guinness, but this violated advertising codes.
Mr Boland said he would be ready to submit his planning application within weeks. However, because the city council owns some of the land on which the entrance to the Suas and the towers supporting the cable would be built, he needs to be given permission by the city manager to lodge an application.
A Dublin City Council spokeswoman said Mr Boland would need to seek a pre-planning meeting with the council to detail how he intended to deal with certain issues including access.
The Dublin Docklands Development Authority said it supported the project in principle, pending a decision from the council.
The Irish Times
www.buckplanning.ie
Details of the Suas, which would run from Heuston Station to the docklands and involve the construction of 80m (262ft) towers along its length, were yesterday presented to city councillors ahead of the submission of a planning application.
Developer Barry Boland, formerly a planner with Dublin County Council, last year sought to have the Suas considered under fast-track planning rules which allow strategic infrastructural developments to be determined directly by An Bord Pleanála.
However, the board decided the Suas did not qualify as strategic infrastructure, leaving Mr Boland no option but to apply to the city council.
The Suas would be a tourist attraction rather than a public transport system, Mr Boland said.
"We're trying to create the equivalent of an Eiffel Tower, the London Eye or the Sydney Opera House - the sort of iconic thing that Dublin currently lacks."
Each cable car could carry 30 people and would run every 20 minutes. A round trip would cost €25. Two 80m towers - 20m taller than Liberty Hall - would be built at Marlborough Street and Wood Quay, and 60m towers would be located in the docklands and at Watling Street to support the cable. Mr Boland estimates that one in every eight visitors to Dublin would use the Suas.
Several councillors said they were interested in the project, but stopped short of endorsing it.
"My mind was quite closed to this project, and I would still have a certain scepticism, but my mind is perhaps a little less closed," Labour councillor Emer Costello said.
Sinn Féin's Daithí Doolan said it was good to see a project that was "trying to do something with the Liffey".
Mr Boland said it was up to the planners to decide if it detracted from the skyline. He had wanted the cable cars to be in the shape of a pint of Guinness, but this violated advertising codes.
Mr Boland said he would be ready to submit his planning application within weeks. However, because the city council owns some of the land on which the entrance to the Suas and the towers supporting the cable would be built, he needs to be given permission by the city manager to lodge an application.
A Dublin City Council spokeswoman said Mr Boland would need to seek a pre-planning meeting with the council to detail how he intended to deal with certain issues including access.
The Dublin Docklands Development Authority said it supported the project in principle, pending a decision from the council.
The Irish Times
www.buckplanning.ie
Ikea says M50 upgrade will delay Dublin opening
DUBLIN'S NEW Ikea store is likely to be "mothballed" for at least seven months following its construction because of what the company says is a delay in upgrading the M50.
The distinctive blue-and-yellow frame of the 31,800sq m building has now been erected on lands bordering the M50 and St Margaret's Road in north Dublin. The company said the 56-week build is three weeks ahead of schedule.
The premises is due to be completed by January and will be ready for business from the following month. An access road is currently being built to connect it to a slip road off the M50.
However, upgrade works on the M50 will not be complete until the "tail end of next year", the National Roads Authority (NRA) said last night.
Ikea said this delay would prevent it from opening, adding that it had never experienced such a delay in opening any of its 282 stores in 36 countries. It has not yet had a store set back by more than two weeks, said Garry Deakin, Ikea's Ireland manager.
Mr Deakin said it was now his understanding that the M50 project in the area would be complete by late summer 2009 and he commented that Ikea was "unhappy" about this.
He stressed relations with the NRA were very good, but said Ikea would be very happy if contractors could "accelerate their works" on the M50 to allow Ikea to open early next year.
Mr Deakin said Ikea had 475 permanent jobs to offer in Dublin, but could not advertise the posts until it could confirm an opening date with the NRA.
He said the construction cost for the new store, which is bigger than the one in Belfast, is between €105 million and €110 million and some 45 management personnel had been hired already.
A spokesman for the NRA said that the M50 improvement works were "paramount to the functionality" of the motorway and the enhancement was being done to satisfy the taxpayer and not any private companies.
He added: "The NRA is adhering to [ its] schedule to complete the upgrade to the M50 . . . we are doing our best to get it done as soon as possible."
Ikea said it was confident it would attract some 2.75 million customers to the Dublin branch in year one, despite an economic downturn. Mr Deakin said that the firm had been trading since 1943 through various economic cycles and the Ikea range was "strong in a downturn because it is pitched at that end of the market".
Ikea is also investing €1.75 million into environmental processes at the store to include a €117,000 facility whereby rainwater from the roof will be collected in a 40ft tank and then filtered for use in flushing the toilets.
Concrete from a former flat block in Ballymun has been used as bulk filling to level the land on the 12.7 hectare site. The store will include a 500-seat restaurant, a bistro, a cafe and a Swedish food hall as well as a free creche. It will have more than 1,500 parking spaces and will carry almost 10,000 products.
Mr Deakin said the company had been involved in extensive consultation with nearby residents in the St Margaret's Road area to minimise disruption to them during construction.
The Irish Times
www.buckplanning.ie
The distinctive blue-and-yellow frame of the 31,800sq m building has now been erected on lands bordering the M50 and St Margaret's Road in north Dublin. The company said the 56-week build is three weeks ahead of schedule.
The premises is due to be completed by January and will be ready for business from the following month. An access road is currently being built to connect it to a slip road off the M50.
However, upgrade works on the M50 will not be complete until the "tail end of next year", the National Roads Authority (NRA) said last night.
Ikea said this delay would prevent it from opening, adding that it had never experienced such a delay in opening any of its 282 stores in 36 countries. It has not yet had a store set back by more than two weeks, said Garry Deakin, Ikea's Ireland manager.
Mr Deakin said it was now his understanding that the M50 project in the area would be complete by late summer 2009 and he commented that Ikea was "unhappy" about this.
He stressed relations with the NRA were very good, but said Ikea would be very happy if contractors could "accelerate their works" on the M50 to allow Ikea to open early next year.
Mr Deakin said Ikea had 475 permanent jobs to offer in Dublin, but could not advertise the posts until it could confirm an opening date with the NRA.
He said the construction cost for the new store, which is bigger than the one in Belfast, is between €105 million and €110 million and some 45 management personnel had been hired already.
A spokesman for the NRA said that the M50 improvement works were "paramount to the functionality" of the motorway and the enhancement was being done to satisfy the taxpayer and not any private companies.
He added: "The NRA is adhering to [ its] schedule to complete the upgrade to the M50 . . . we are doing our best to get it done as soon as possible."
Ikea said it was confident it would attract some 2.75 million customers to the Dublin branch in year one, despite an economic downturn. Mr Deakin said that the firm had been trading since 1943 through various economic cycles and the Ikea range was "strong in a downturn because it is pitched at that end of the market".
Ikea is also investing €1.75 million into environmental processes at the store to include a €117,000 facility whereby rainwater from the roof will be collected in a 40ft tank and then filtered for use in flushing the toilets.
Concrete from a former flat block in Ballymun has been used as bulk filling to level the land on the 12.7 hectare site. The store will include a 500-seat restaurant, a bistro, a cafe and a Swedish food hall as well as a free creche. It will have more than 1,500 parking spaces and will carry almost 10,000 products.
Mr Deakin said the company had been involved in extensive consultation with nearby residents in the St Margaret's Road area to minimise disruption to them during construction.
The Irish Times
www.buckplanning.ie
Wednesday, 23 July 2008
Leading trainer says €200m incinerator will harm thoroughbreds
A CHAMPION racehorse trainer has said he is confident a planning application by a US company to build an incinerator will be rejected.
Ted Walsh, who trained English Grand National winner Papillion, has said the incinerator "makes no sense whatsoever". Energy Answers International (EAI) is seeking permission to build the €200m waste facility in an old quarry off the N7 at Rathcoole, Co Dublin.
If it goes ahead, it will handle 365,000 tonnes of waste annually. But Mr Walsh has expressed serious concern for the welfare of racehorses in Co Kildare if the plans go ahead. "Horses are very susceptible to all things. Punchestown and Naas racecourses are just up the road. We have Goffs and there are 25 stud farms within seven or eight miles of the site -- it would definitely make life very difficult for us."
Mr Walsh is hopeful that An Bord Pleanala will consider the objections of the equine industry to the massive incinerator. "I think An Bord Pleanala do things pretty well and they have to hear every application as part of due course." Labour TD Emmet Stagg has lodged an objection with the planning board against the incinerator.
In his objection he highlighted how the former Taoiseach Bertie Ahern told the Dail that the overall requirement nationally for incineration was in the order of 400,000 tonne per annum in the next seven years and that "in the eastern region at present capacity was double that with 800,000 tonnes provided for in Carnstown in Co Meath and at Poolbeg".
Mr Stagg also said the scale of the furnace would lead to "substantial emissions" close to residents living nearby. "These toxic emissions will pose an unacceptable risk to people and there is no safe threshold for carcinogenic emissions."
He outlined other concerns on increased traffic and of the impact an incinerator would have on the equine industry in Co Kildare.
"There are eight stud farms and horse training facilities in Co Kildare within 5km of the proposed incinerator.
The incinerator would seriously damage the environment of these facilities and would be incompatible development, similar to the recent proposal at Coolmore."
Eimear Ni Bhraonain
www.buckplanning.ie
Ted Walsh, who trained English Grand National winner Papillion, has said the incinerator "makes no sense whatsoever". Energy Answers International (EAI) is seeking permission to build the €200m waste facility in an old quarry off the N7 at Rathcoole, Co Dublin.
If it goes ahead, it will handle 365,000 tonnes of waste annually. But Mr Walsh has expressed serious concern for the welfare of racehorses in Co Kildare if the plans go ahead. "Horses are very susceptible to all things. Punchestown and Naas racecourses are just up the road. We have Goffs and there are 25 stud farms within seven or eight miles of the site -- it would definitely make life very difficult for us."
Mr Walsh is hopeful that An Bord Pleanala will consider the objections of the equine industry to the massive incinerator. "I think An Bord Pleanala do things pretty well and they have to hear every application as part of due course." Labour TD Emmet Stagg has lodged an objection with the planning board against the incinerator.
In his objection he highlighted how the former Taoiseach Bertie Ahern told the Dail that the overall requirement nationally for incineration was in the order of 400,000 tonne per annum in the next seven years and that "in the eastern region at present capacity was double that with 800,000 tonnes provided for in Carnstown in Co Meath and at Poolbeg".
Mr Stagg also said the scale of the furnace would lead to "substantial emissions" close to residents living nearby. "These toxic emissions will pose an unacceptable risk to people and there is no safe threshold for carcinogenic emissions."
He outlined other concerns on increased traffic and of the impact an incinerator would have on the equine industry in Co Kildare.
"There are eight stud farms and horse training facilities in Co Kildare within 5km of the proposed incinerator.
The incinerator would seriously damage the environment of these facilities and would be incompatible development, similar to the recent proposal at Coolmore."
Eimear Ni Bhraonain
www.buckplanning.ie
Private car ban in city centre from next April
PLANS TO ban private cars from parts of Dublin City centre, including O'Connell Street, Westmoreland Street and College Green, should go ahead by next April, a key Oireachtas Transport Committee report will recommend today.
The proposals to allow only public transport into the central area by next year, as outlined by Transport Committee chairman Frank Fahey last May, had been expected to be postponed after strong opposition from city traders and members of Mr Fahey's own Oireachtas Committee.
Objections centred on claims that there are insufficient buses or other public transport in the area to support the ban. Objections also cited insufficient time to steer a proposed new bridge across the Liffey through the planning process, and that the proposed Samuel Beckett bridge at Macken Street will not be open before 2010.
The car ban was planned by the Dublin Transportation Office to coincide with the start of work on Metro North and the building of the city centre Luas link. While Metro North is not now expected to start until 2011, and the Luas works will not happen before that, it has been decided to recommend early 2009 as the start of the car ban.
The Irish Times understands the report will recommend a "bus gate" be established at College Green by next April, and that only buses, bicycles, taxis and other public service vehicles be allowed to access the central core area.
Efforts to contact Mr Fahey yesterday were unsuccessful, but he has previously insisted: "We are quite satisfied that the proposals within this report are possible and can be implemented."
The report recommends the acquisition by Dublin Bus of 350 new buses - to be leased from the private sector if not immediately available to buy.
The proposed Bailey bridge between Marlborough Street and Hawkins Street is to be reserved for public transport and will be replaced by a Luas bridge.
The Irish Times
www.buckplanning.ie
The proposals to allow only public transport into the central area by next year, as outlined by Transport Committee chairman Frank Fahey last May, had been expected to be postponed after strong opposition from city traders and members of Mr Fahey's own Oireachtas Committee.
Objections centred on claims that there are insufficient buses or other public transport in the area to support the ban. Objections also cited insufficient time to steer a proposed new bridge across the Liffey through the planning process, and that the proposed Samuel Beckett bridge at Macken Street will not be open before 2010.
The car ban was planned by the Dublin Transportation Office to coincide with the start of work on Metro North and the building of the city centre Luas link. While Metro North is not now expected to start until 2011, and the Luas works will not happen before that, it has been decided to recommend early 2009 as the start of the car ban.
The Irish Times understands the report will recommend a "bus gate" be established at College Green by next April, and that only buses, bicycles, taxis and other public service vehicles be allowed to access the central core area.
Efforts to contact Mr Fahey yesterday were unsuccessful, but he has previously insisted: "We are quite satisfied that the proposals within this report are possible and can be implemented."
The report recommends the acquisition by Dublin Bus of 350 new buses - to be leased from the private sector if not immediately available to buy.
The proposed Bailey bridge between Marlborough Street and Hawkins Street is to be reserved for public transport and will be replaced by a Luas bridge.
The Irish Times
www.buckplanning.ie
Builders told all homes must be carbon neutral by 2013
ALL new homes built from 2013 onwards will have to be carbon neutral and emit no harmful greenhouse gases, the Irish Independent has learned.
Solar panels, woodchip burners, wind turbines and triple-glazing windows will become standard features on new housing under ambitious plans outlined by Environment Minister John Gormley yesterday.
Mr Gormley plans to change the building regulations so that "passive" housing becomes the Irish norm. Tougher regulations will also apply to office blocks and other developments.
The current building standards mean that housing must emit 40pc less carbon dioxide and use 40pc less energy to heat than under the old regulations, and these will be upgraded to 60pc by 2010.
But Mr Gormley plans to roll-out the carbon neutral homes within five years, resulting in Ireland having the toughest standards and most environmentally-friendly housing stock in the EU.
"This will be rolled-out as early as practicable," Mr Gormley said. "We're looking at 2010 for the 60pc reduction, I would hope by 2012 or 2013 for all domestic buildings (to be carbon neutral).
"That's my ambition. The targets set are extremely onerous, but we have to step up to the plate. We can create jobs out of this. Those who are in there first will have the most to benefit."
Developers
The move comes on the same day that Cabinet colleague Eamon Ryan announced a €9m grant scheme for those developers building energy efficient houses.
Up to 40pc of the cost of installing the necessary technology can be reclaimed from Sustainable Energy Ireland, and the homes would have to be 70pc less polluting than the existing housing stock.
Welcoming the grant aid, the Construction Industry Federation said last night it would help show the cost of making homes more energy-efficient.
But it said a significant amount of work would have to be done before Mr Gormley's zero carbon home became a reality.
"We would have concerns about the availability of products and materials, and it is a huge challenge, so training will be needed," a spokesman said.
"These sorts of standards haven't been widely achieved elsewhere. There are real practicalities that need to be addressed as in many ways we're taking the lead."
Architects, planners, quantity surveyors and construction workers would need training in the new standards, and customers would have to be guaranteed that the technologies being installed would work in the long term.
There is also the issue of the increased costs. Experts believe the cost of upgrading a home to the 40pc more efficient standard currently in place can add up to 10pc to the cost of building. A carbon neutral house is likely to cost significantly more, but over the long-term residents will pay much lower fuel bills.
Also yesterday, the Government called on local authorities to submit proposals to build "greener" homes under a pilot project to promote best practice.
Eighteen houses built in the 1970s in Lusk, Co Dublin, will also be "retro-fitted" with solar panels and other technology to help promote energy efficiency.
Chairman of Sustainable Energy Ireland Brendan Halligan said an "unprecedented" level of mobilisation would be required from the construction industry to meet the targets.
Paul Melia
www.buckplanning.ie
Solar panels, woodchip burners, wind turbines and triple-glazing windows will become standard features on new housing under ambitious plans outlined by Environment Minister John Gormley yesterday.
Mr Gormley plans to change the building regulations so that "passive" housing becomes the Irish norm. Tougher regulations will also apply to office blocks and other developments.
The current building standards mean that housing must emit 40pc less carbon dioxide and use 40pc less energy to heat than under the old regulations, and these will be upgraded to 60pc by 2010.
But Mr Gormley plans to roll-out the carbon neutral homes within five years, resulting in Ireland having the toughest standards and most environmentally-friendly housing stock in the EU.
"This will be rolled-out as early as practicable," Mr Gormley said. "We're looking at 2010 for the 60pc reduction, I would hope by 2012 or 2013 for all domestic buildings (to be carbon neutral).
"That's my ambition. The targets set are extremely onerous, but we have to step up to the plate. We can create jobs out of this. Those who are in there first will have the most to benefit."
Developers
The move comes on the same day that Cabinet colleague Eamon Ryan announced a €9m grant scheme for those developers building energy efficient houses.
Up to 40pc of the cost of installing the necessary technology can be reclaimed from Sustainable Energy Ireland, and the homes would have to be 70pc less polluting than the existing housing stock.
Welcoming the grant aid, the Construction Industry Federation said last night it would help show the cost of making homes more energy-efficient.
But it said a significant amount of work would have to be done before Mr Gormley's zero carbon home became a reality.
"We would have concerns about the availability of products and materials, and it is a huge challenge, so training will be needed," a spokesman said.
"These sorts of standards haven't been widely achieved elsewhere. There are real practicalities that need to be addressed as in many ways we're taking the lead."
Architects, planners, quantity surveyors and construction workers would need training in the new standards, and customers would have to be guaranteed that the technologies being installed would work in the long term.
There is also the issue of the increased costs. Experts believe the cost of upgrading a home to the 40pc more efficient standard currently in place can add up to 10pc to the cost of building. A carbon neutral house is likely to cost significantly more, but over the long-term residents will pay much lower fuel bills.
Also yesterday, the Government called on local authorities to submit proposals to build "greener" homes under a pilot project to promote best practice.
Eighteen houses built in the 1970s in Lusk, Co Dublin, will also be "retro-fitted" with solar panels and other technology to help promote energy efficiency.
Chairman of Sustainable Energy Ireland Brendan Halligan said an "unprecedented" level of mobilisation would be required from the construction industry to meet the targets.
Paul Melia
www.buckplanning.ie
Mansfield's convention facility to go ahead after long battle
AN BORD Pleanála's decision to give the go-ahead to developer Jim Mansfield's convention centre at Citywest in Dublin signals the end of a long-running saga that has seen the building batted around the various elements of the planning system for close to half a decade.
The planning appeals board yesterday overturned the ruling of one of its own inspectors and decreed that the centre can go ahead.
Its decision is based on the facts that the facility fits in with specific zoning objectives laid down in the South County Dublin Development Plan, and that the Luas light rail line will be extended out to Saggart in Co Dublin, where Citywest is located, from its current terminal in Tallaght.
Four years ago, South Dublin County Council granted Mr Mansfield's company, HSS Ltd, permission to build the centre.
The company points out that there were no objections after five weeks, the time allowed for anyone opposed to such decisions to come forward.
After that five-week period elapses, there was a further four weeks allowed to facilitate any objections from adjoining landowners and from the developer himself, if he had a problem with any of the conditions laid down by the local authority.
Mr Mansfield was not going to object to the conditions and as the owner of most of the Citywest complex, he was also the adjoining landowner.
But heritage body, An Taisce, found out about the county council's decision after the initial five-week period was over. It went to An Bord Pleanála, which ruled that the council should have informed it.
This also opened the door to Harry Crosbie, owner of the Point Depot in Dublin's docklands, and a potential competitor for conference business, to object. In 2004, their objections succeeded, and the centre, which HSS had started building, was halted.
Mr Mansfield and his company began a protracted battle to get the centre built. In April 2007, he scaled it back, cutting capacity from 6,000 people to just over 4,100. Last November, the council again granted it permission.
An Taisce lodged an appeal in January, pointing out that the site was not singled out as suitable for a conference centre in either of two national development plans or the National Spatial Strategy.
The heritage body also had concerns about the amount of traffic it could create, and argued that the Luas extension was not enough to cope with this. However, An Bord Pleanála did not agree and has now given it the go-ahead.
Mr Mansfield was happy with the decision yesterday. His business, the Mansfield Group, which includes the hotel, conference centre and golf courses, welcomed the news. Its chief executive, Bernard O'Byrne, said that its potential value to the economy is €50 million a year.
"Independent research indicates that each overseas convention delegate contributes €1,500 to the Irish economy," he said.
Mr Mansfield was eager to make it clear that the planning row which has dogged the centre was not of his making. "Citywest and the local economy has paid a very high price - in the region of €200 million - for someone else's mistake," he argued.
He pledged to move ahead with the project as quickly as possible, although there could be an outside possibility that one of the objectors will seek to have the courts review the An Bord Pleanála ruling.
The group gave no indication of when it intends opening the centre for business, but it's likely that Mr Mansfield will be keen to do so before the proposed National Conference Centre in Spencer Dock in Dublin city, which is due to be completed in 2010.
The Irish Times
www.buckplanning.ie
The planning appeals board yesterday overturned the ruling of one of its own inspectors and decreed that the centre can go ahead.
Its decision is based on the facts that the facility fits in with specific zoning objectives laid down in the South County Dublin Development Plan, and that the Luas light rail line will be extended out to Saggart in Co Dublin, where Citywest is located, from its current terminal in Tallaght.
Four years ago, South Dublin County Council granted Mr Mansfield's company, HSS Ltd, permission to build the centre.
The company points out that there were no objections after five weeks, the time allowed for anyone opposed to such decisions to come forward.
After that five-week period elapses, there was a further four weeks allowed to facilitate any objections from adjoining landowners and from the developer himself, if he had a problem with any of the conditions laid down by the local authority.
Mr Mansfield was not going to object to the conditions and as the owner of most of the Citywest complex, he was also the adjoining landowner.
But heritage body, An Taisce, found out about the county council's decision after the initial five-week period was over. It went to An Bord Pleanála, which ruled that the council should have informed it.
This also opened the door to Harry Crosbie, owner of the Point Depot in Dublin's docklands, and a potential competitor for conference business, to object. In 2004, their objections succeeded, and the centre, which HSS had started building, was halted.
Mr Mansfield and his company began a protracted battle to get the centre built. In April 2007, he scaled it back, cutting capacity from 6,000 people to just over 4,100. Last November, the council again granted it permission.
An Taisce lodged an appeal in January, pointing out that the site was not singled out as suitable for a conference centre in either of two national development plans or the National Spatial Strategy.
The heritage body also had concerns about the amount of traffic it could create, and argued that the Luas extension was not enough to cope with this. However, An Bord Pleanála did not agree and has now given it the go-ahead.
Mr Mansfield was happy with the decision yesterday. His business, the Mansfield Group, which includes the hotel, conference centre and golf courses, welcomed the news. Its chief executive, Bernard O'Byrne, said that its potential value to the economy is €50 million a year.
"Independent research indicates that each overseas convention delegate contributes €1,500 to the Irish economy," he said.
Mr Mansfield was eager to make it clear that the planning row which has dogged the centre was not of his making. "Citywest and the local economy has paid a very high price - in the region of €200 million - for someone else's mistake," he argued.
He pledged to move ahead with the project as quickly as possible, although there could be an outside possibility that one of the objectors will seek to have the courts review the An Bord Pleanála ruling.
The group gave no indication of when it intends opening the centre for business, but it's likely that Mr Mansfield will be keen to do so before the proposed National Conference Centre in Spencer Dock in Dublin city, which is due to be completed in 2010.
The Irish Times
www.buckplanning.ie
Subscribe to:
Posts (Atom)