PLANNING DEVELOPMENT: FINGAL COUNTY Council has begun a period of public consultation on a new urban strategy for Malahide in north Co Dublin.
The council is seeking proposals for a commercial, retail, residential, amenity and leisure strategy for the town. The aim is to create a vision for Malahide which will, says the council, "provide a guide for future development proposals and for the enhancement of the vitality and viability of the town".
The county development plan also asserts that development proposals should have regard to the special historic and architectural character of the area and its special amenity and tourism value.
Issues for consideration in the strategy include the need for improved retail, leisure, hospitality, recreational and health facilities, according to the invitation for submissions. It also invites opinions on the "role of car parking", access and public transport, co-ordinated and integrated development and urban design.
Maps produced by the council indicate an area whose boundary encompasses the marina village, golf links, and green space at Malahide Demesne and Chalfont Place/Avenue. The period for submissions will be followed by the appointment of planning consultants to help the council prepare the strategy. A council spokeswoman said there were no preconceived plans, bar the guidance in relation to character and amenity need for renewal. This information, along with guidance on making a submission, may be seen at the County Hall, Swords. It is also available at the council's Blanchardstown offices at Grove Road, or at Malahide public library.
While the strategy does refer to commercial development, it is thought large scale or high density development is unlikely given the emphasis on the existing character of the town. Large scale development is already pressing ahead in the nearby, but Dublin City Council-controlled, Malahide Junction/Clare Hall area.
Dublin City Council's North Fringe Framework Development Plan recommends that the Malahide Road junction with the M50/N32 should be partially bypassed to create a new high street or boulevard which will link the emerging new town centre - Malahide Junction Centre - with another square at the planned Dart station at Clongriffin.
Irish Times
www.buckplanning.ie
Wednesday, 30 April 2008
Planning for a 'visionary urban development'
CAMPUS MASTER PLAN: THE GRANGEGORMAN project is a visionary urban development in the north inner city.
Led by the Grangegorman Development Agency (GDA) under the chairmanship of former Dublin city manager, John Fitzgerald, the project aims to combine the strategic objectives of the Dublin City Council development plan with DIT's drive for a world class campus and technology centre, the HSE's objectives for primary and community care, and the needs of the neighbourhood community for recreational amenity and educational development.
The development site (St Brendan's Psychiatric Hospital) is situated to the north of Smithfield on Dublin's northside and extends to some 30 hectares of mostly open space. The circa 400,000sq m (4.305 million sq ft) of development is relatively low density but reflects the specific nature of the development - academic and healthcare - and also the high proportion of open amenity and recreational space which will be included in the development.
The master plan is still under preparation by Moore Ruble Yudell of California in association with DMOD Architects of Dublin. The GDA has engaged a team of advisors, including FGS and DLPKS and led by WK Nowlan Associates of Dublin, to prepare the strategic plan and manage the master plan and early development processes.
The master planners have outlined an emerging master plan proposition of six physical themes: two hearts, one academic and the other social/cultural in the north-west and south-east quadrants respectively; a major east-west pedestrian priority route (St Brendan's Way) weaving its way from Constitution Hill through the site towards Prussia Street; a series of green fingers reaching out from St Brendan's Way making pedestrian routes through the buildings and into the local area together with a major quadrangle at the academic heart looking south across to open playing fields; the connection with Constitution Hill at Broadstone Gate opposite King's Inns; the north-south pedestrian connection through the site linking Smithfield with the North Circular Road; and a contoured uplift in site levels elevating the academic campus above the playing fields and open spaces to the south.
For DIT the master plan will describe a 21st century campus for students incorporating cultural buildings, a business and technology park to be operated in association with DIT partnerships and academic programmes all stretching east-west through the site from Broadstone to Prussia Street.
For the HSE the master plan will set out a major healthcare complex, integrating with the DIT campus, and forming the North Circular Road frontage and entry point to the site.
A primary school and public library are proposed for the neighbouring community together with access to the new indoor and outdoor sporting facilities, landscaped gardens and children's play spaces. Housing for the elderly and daycare facilities are also planned.
The urban campus will be pedestrian priority and be open to the adjacent areas and will provide a high quality amenity environment for local people.
Gerry Murphy, GDA CEO says: "This is not just a campus it's a city quarter and the master plan will open the formerly closed hospital site to the city and add hugely to cultural, leisure and economic activity in this part of Dublin."
Peter Coyne is programme director for the Grangegorman WKN Consortium.
Irish Times
www.buckplanning.ie
Led by the Grangegorman Development Agency (GDA) under the chairmanship of former Dublin city manager, John Fitzgerald, the project aims to combine the strategic objectives of the Dublin City Council development plan with DIT's drive for a world class campus and technology centre, the HSE's objectives for primary and community care, and the needs of the neighbourhood community for recreational amenity and educational development.
The development site (St Brendan's Psychiatric Hospital) is situated to the north of Smithfield on Dublin's northside and extends to some 30 hectares of mostly open space. The circa 400,000sq m (4.305 million sq ft) of development is relatively low density but reflects the specific nature of the development - academic and healthcare - and also the high proportion of open amenity and recreational space which will be included in the development.
The master plan is still under preparation by Moore Ruble Yudell of California in association with DMOD Architects of Dublin. The GDA has engaged a team of advisors, including FGS and DLPKS and led by WK Nowlan Associates of Dublin, to prepare the strategic plan and manage the master plan and early development processes.
The master planners have outlined an emerging master plan proposition of six physical themes: two hearts, one academic and the other social/cultural in the north-west and south-east quadrants respectively; a major east-west pedestrian priority route (St Brendan's Way) weaving its way from Constitution Hill through the site towards Prussia Street; a series of green fingers reaching out from St Brendan's Way making pedestrian routes through the buildings and into the local area together with a major quadrangle at the academic heart looking south across to open playing fields; the connection with Constitution Hill at Broadstone Gate opposite King's Inns; the north-south pedestrian connection through the site linking Smithfield with the North Circular Road; and a contoured uplift in site levels elevating the academic campus above the playing fields and open spaces to the south.
For DIT the master plan will describe a 21st century campus for students incorporating cultural buildings, a business and technology park to be operated in association with DIT partnerships and academic programmes all stretching east-west through the site from Broadstone to Prussia Street.
For the HSE the master plan will set out a major healthcare complex, integrating with the DIT campus, and forming the North Circular Road frontage and entry point to the site.
A primary school and public library are proposed for the neighbouring community together with access to the new indoor and outdoor sporting facilities, landscaped gardens and children's play spaces. Housing for the elderly and daycare facilities are also planned.
The urban campus will be pedestrian priority and be open to the adjacent areas and will provide a high quality amenity environment for local people.
Gerry Murphy, GDA CEO says: "This is not just a campus it's a city quarter and the master plan will open the formerly closed hospital site to the city and add hugely to cultural, leisure and economic activity in this part of Dublin."
Peter Coyne is programme director for the Grangegorman WKN Consortium.
Irish Times
www.buckplanning.ie
Developers circle key DIT city centre sites
With the DIT moving to Grangegorman, there is keen interest in its property holdings, including 11 city centre acres, 103,000sq m (1.109 million sq ft) of owned buildings and 17,000sq m (182,986sq ft) of leased space
WELL OVER 92,903sq m (1 million sq ft) of property will hit the market over the next five to 10 years as the Dublin Institute of Technology begins to move onto its new 73-acre campus at Grangegorman in Dublin 7.
Exceptional listed buildings will be on the market for the first time in decades, and leases will be surrendered on prime Dublin office accommodation.
Developers are already expressing interest in a number of properties, says DIT's head of campus planning, Dr Noel O'Connor. "There is a huge amount of interest in the holding and a week doesn't go by without contact from people looking at the buildings. People are interested and they are planning and they are asking," he says.
Its existing holdings, about 103,000sq m (1.109 million sq ft) of owned buildings and another 17,000sq m (182,986sq ft) of leased accommodation, makes DIT one of, if not the largest, private holder of space in the city.
It controls about 11 acres of land associated with these sites, making for a hugely valuable holding, whether viewed simply as building sites or with finished buildings in situ.
The problem for DIT is that all this space and the 39 buildings that make up its holdings are scattered across central Dublin. There is a focus on several main sites but with separate buildings also dotted about.
"DIT is located across six or seven major locations in the city and we occupy major buildings on these sites," says Dr O'Connor. "You have to remember we are the largest provider of education in the country. We have a huge student body of about 20,500 students at all levels. It reflects the scale of DIT but you don't get the sense of it because we are so fragmented."
This fragmentation is also a reflection of how DIT grew over the decades. It opened its doors more than 120 years ago on Kevin Street in October 1887 as one of the city's first technical schools. Other schools opened and gradually some of these began to fall under the remit of the new state's department of education.
DIT emerged from the amalgamation of six colleges about 20 years ago, says Dr O'Connor, some of them former City of Dublin Vocational Education Committee locations. The institute took on its current look with the passing of the DIT Act in 1992.
DIT has since grown by leaps and bounds, with rising student numbers, a widening of DIT's educational award capacity and staff numbers reaching 2,000. This growth has forced the move to Grangegorman, but it should also be a huge benefit to the institute, says Dr O'Connor.
He points out that the Cathal Brugha Street building in Dublin 1 opened in 1941 with about 250 students. Its tourism and catering courses now handle about 2,500 students, he says.
DIT provides awards at apprentice, diploma, undergraduate and postgraduate level. Its new Focas research centre in Camden Row - located behind the main Kevin Street science block - handles no fewer than 100 PhD students working on advanced scientific projects.
The holdings are worth a considerable amount given some of the locations. Kevin Street couldn't be more central and sits on a large site. Cathal Brugha Street is also as central as one can get, sitting literally a stone's throw from O'Connell Street. Bolton Street is also in prime development territory.
Everything DIT holds will come under the hammer, Dr O'Connor says, the idea being that the sales return of these properties and leases would cover a substantial part of the cost of developments at Grangegorman. He would not suggest a possible value for the various properties, and rightly so.
Much of the yield will depend on conditions at the time a site reaches the market, nor would he want to show the institute's hand in terms of cost. And he stressed that the properties would be released on a phased basis, to match the departure of faculties from existing locations to the new campus.
Ronan Webster of CB Richard Ellis applied a quick tot and believes that the holdings would be worth at least €300 million to €350 million. "There is good stuff and there is bad stuff in there," he says. "Much of what is available would need refurbishment."
If one assumes 92,903sq m (1 million sq ft) of space, perhaps 74,322sq m (800,000sq ft) would be useable and this could sell at between €6,459 per sq m (€600 per sq ft) and €10,764 per sq m (€1,000 per sq ft), with a mean of about €8,611 per sq m (€800 per sq ft). That would yield €640 million but it will cost between €3,230 per sq m (€300 per sq ft) and €4,306 per sq m (€400 per sq ft) in refurbishment costs, he suggests. This reduction brings the possible value to a very rough estimate of €300 million to €350 million.
He noted that a number of the buildings were listed structures. DIT indicated that Cathal Brugha Street, Bolton Street and the building adjacent to the library in Rathmines are all listed.
"Office or residential is how you would use these properties," says Webster. The brick building in Rathmines could be subsumed into the library, but Bolton and Cathal Brugha streets would readily convert into residential.
James Meagher of HT Meagher O'Reilly agrees that these properties would readily lend themselves to residential. "If you couldn't get a commercial use you could convert to residential," he says. "You could maybe use it as student accommodation or as a hostel-type hotel."
One significant challenge would be the lack of parking. These are older buildings and do not offer underground space. Nor would it be easy to retrofit underground parking beneath these structures.
The large holding in Mountjoy Square is all leased and this probably won't return anything for DIT, says Meagher, unless the leases are good for more than five or 10 years. Subletting is an option but then DIT would get dragged into property management that is not part of its educational remit, he adds.
There was also the land value associated with the properties. Kevin Street has at least two acres, he suggests. The building is not listed and this was hugely valuable land right on top of St Stephen's Green. "If the buildings are redundant they could be knocked and rebuilt," he says, with the land being much more valuable than any attempt to use ageing office space.
DIT will try to maximise the return on its property portfolio, Dr O'Connor says. "The property here will go towards funding the new development and that is the whole objective. Ten years will see most of DIT relocated. Even in five years you are going to see a major tranche of students up in Grangegorman."
The institute also makes much of remaining in the heart of the city rather than decamping into the suburbs. "We pride ourselves on being DIT and being located in the city," Dr O'Connor says. "The new campus is in the inner city as well. We are not moving out."
And although leaving places with such a long and strong association for DIT will be difficult, staff are ready for a change, he suggests.
"Everybody is looking forward to the new campus. Certainly there will be nostalgia and the buildings have served Ireland well over the past century. But the different faculties are looking for the next generation of facilities. Grangegorman will give them this."
Irish Times
www.buckplanning.ie
WELL OVER 92,903sq m (1 million sq ft) of property will hit the market over the next five to 10 years as the Dublin Institute of Technology begins to move onto its new 73-acre campus at Grangegorman in Dublin 7.
Exceptional listed buildings will be on the market for the first time in decades, and leases will be surrendered on prime Dublin office accommodation.
Developers are already expressing interest in a number of properties, says DIT's head of campus planning, Dr Noel O'Connor. "There is a huge amount of interest in the holding and a week doesn't go by without contact from people looking at the buildings. People are interested and they are planning and they are asking," he says.
Its existing holdings, about 103,000sq m (1.109 million sq ft) of owned buildings and another 17,000sq m (182,986sq ft) of leased accommodation, makes DIT one of, if not the largest, private holder of space in the city.
It controls about 11 acres of land associated with these sites, making for a hugely valuable holding, whether viewed simply as building sites or with finished buildings in situ.
The problem for DIT is that all this space and the 39 buildings that make up its holdings are scattered across central Dublin. There is a focus on several main sites but with separate buildings also dotted about.
"DIT is located across six or seven major locations in the city and we occupy major buildings on these sites," says Dr O'Connor. "You have to remember we are the largest provider of education in the country. We have a huge student body of about 20,500 students at all levels. It reflects the scale of DIT but you don't get the sense of it because we are so fragmented."
This fragmentation is also a reflection of how DIT grew over the decades. It opened its doors more than 120 years ago on Kevin Street in October 1887 as one of the city's first technical schools. Other schools opened and gradually some of these began to fall under the remit of the new state's department of education.
DIT emerged from the amalgamation of six colleges about 20 years ago, says Dr O'Connor, some of them former City of Dublin Vocational Education Committee locations. The institute took on its current look with the passing of the DIT Act in 1992.
DIT has since grown by leaps and bounds, with rising student numbers, a widening of DIT's educational award capacity and staff numbers reaching 2,000. This growth has forced the move to Grangegorman, but it should also be a huge benefit to the institute, says Dr O'Connor.
He points out that the Cathal Brugha Street building in Dublin 1 opened in 1941 with about 250 students. Its tourism and catering courses now handle about 2,500 students, he says.
DIT provides awards at apprentice, diploma, undergraduate and postgraduate level. Its new Focas research centre in Camden Row - located behind the main Kevin Street science block - handles no fewer than 100 PhD students working on advanced scientific projects.
The holdings are worth a considerable amount given some of the locations. Kevin Street couldn't be more central and sits on a large site. Cathal Brugha Street is also as central as one can get, sitting literally a stone's throw from O'Connell Street. Bolton Street is also in prime development territory.
Everything DIT holds will come under the hammer, Dr O'Connor says, the idea being that the sales return of these properties and leases would cover a substantial part of the cost of developments at Grangegorman. He would not suggest a possible value for the various properties, and rightly so.
Much of the yield will depend on conditions at the time a site reaches the market, nor would he want to show the institute's hand in terms of cost. And he stressed that the properties would be released on a phased basis, to match the departure of faculties from existing locations to the new campus.
Ronan Webster of CB Richard Ellis applied a quick tot and believes that the holdings would be worth at least €300 million to €350 million. "There is good stuff and there is bad stuff in there," he says. "Much of what is available would need refurbishment."
If one assumes 92,903sq m (1 million sq ft) of space, perhaps 74,322sq m (800,000sq ft) would be useable and this could sell at between €6,459 per sq m (€600 per sq ft) and €10,764 per sq m (€1,000 per sq ft), with a mean of about €8,611 per sq m (€800 per sq ft). That would yield €640 million but it will cost between €3,230 per sq m (€300 per sq ft) and €4,306 per sq m (€400 per sq ft) in refurbishment costs, he suggests. This reduction brings the possible value to a very rough estimate of €300 million to €350 million.
He noted that a number of the buildings were listed structures. DIT indicated that Cathal Brugha Street, Bolton Street and the building adjacent to the library in Rathmines are all listed.
"Office or residential is how you would use these properties," says Webster. The brick building in Rathmines could be subsumed into the library, but Bolton and Cathal Brugha streets would readily convert into residential.
James Meagher of HT Meagher O'Reilly agrees that these properties would readily lend themselves to residential. "If you couldn't get a commercial use you could convert to residential," he says. "You could maybe use it as student accommodation or as a hostel-type hotel."
One significant challenge would be the lack of parking. These are older buildings and do not offer underground space. Nor would it be easy to retrofit underground parking beneath these structures.
The large holding in Mountjoy Square is all leased and this probably won't return anything for DIT, says Meagher, unless the leases are good for more than five or 10 years. Subletting is an option but then DIT would get dragged into property management that is not part of its educational remit, he adds.
There was also the land value associated with the properties. Kevin Street has at least two acres, he suggests. The building is not listed and this was hugely valuable land right on top of St Stephen's Green. "If the buildings are redundant they could be knocked and rebuilt," he says, with the land being much more valuable than any attempt to use ageing office space.
DIT will try to maximise the return on its property portfolio, Dr O'Connor says. "The property here will go towards funding the new development and that is the whole objective. Ten years will see most of DIT relocated. Even in five years you are going to see a major tranche of students up in Grangegorman."
The institute also makes much of remaining in the heart of the city rather than decamping into the suburbs. "We pride ourselves on being DIT and being located in the city," Dr O'Connor says. "The new campus is in the inner city as well. We are not moving out."
And although leaving places with such a long and strong association for DIT will be difficult, staff are ready for a change, he suggests.
"Everybody is looking forward to the new campus. Certainly there will be nostalgia and the buildings have served Ireland well over the past century. But the different faculties are looking for the next generation of facilities. Grangegorman will give them this."
Irish Times
www.buckplanning.ie
Bord Pleanála will consider new Corrib route proposal
AN BORD Pleanála has confirmed that it will accept applications for the Corrib gas project's modified onshore pipeline route under the Strategic Infrastructure Act which allows for fast-tracking certain projects.
Shell E&P Ireland has prepared two applications for the planning appeals board under the fast-tracking legislation, which may result in another oral hearing.
The first of these two was lodged on behalf of the Corrib gas developers on Monday - hours before formally rejecting a compromise proposal from Erris residents which aimed to resolve the continuing difficulties.
The compromise, which is still before Minister for Energy Eamon Ryan, involves relocating the refinery currently under construction at Bellanaboy - but dropping a demand for it to be built at sea.
A coastal location would obviate the need for an onshore pipeline and would not pose the risk which the current refinery does to public drinking water, as it is within the Carrowmore lake catchment, the seven Erris community leaders contend. All seven were key supporters of the Mayo Shell To Sea campaign, which is making no comment on the development.
The compromise has received public endorsement from the Bishop of Killala, Dr John Fleming, Mayo Fine Gael TD Michael Ring and Labour Party president Michael D Higgins - all of whom have appealed for Shell and Mr Ryan to respond.
Mr Higgins yesterday described the bishop's support and that of community leaders as "very significant", and urged StatoilHydro, as a partner in the Corrib gas project, to use its influence with Shell if further conflict is to be avoided.
"StatoilHydro is responsible to a Norwegian government which has an oil and gas development policy that stresses consultation must take place with local communities," Mr Higgins said.
However, Pro Erris Gas Group secretary and retired garda Brendan Cafferty described the compromise location at Glinsk on the coastline as "another diversion" and "preposterous".
In a related development, the European Parliament's petitions committee is to discuss Corrib gas issues on May 26th. This follows a petition lodged last year by former Shell To Sea spokesman and Galway-Mayo Institute of Technology lecturer Dr Mark Garavan.
His petition argues that the project is in breach of a number of EU directives, including the habitats, Seveso and water framework directives.
Shell E&P Ireland's first application to an Bord Pleanála this week relates to compulsory application orders (CAOs) for access to land on the modified high-pressure pipeline route. The second relates to planning permission for the actual route.
The Irish Times
www.buckplanning.ie
Shell E&P Ireland has prepared two applications for the planning appeals board under the fast-tracking legislation, which may result in another oral hearing.
The first of these two was lodged on behalf of the Corrib gas developers on Monday - hours before formally rejecting a compromise proposal from Erris residents which aimed to resolve the continuing difficulties.
The compromise, which is still before Minister for Energy Eamon Ryan, involves relocating the refinery currently under construction at Bellanaboy - but dropping a demand for it to be built at sea.
A coastal location would obviate the need for an onshore pipeline and would not pose the risk which the current refinery does to public drinking water, as it is within the Carrowmore lake catchment, the seven Erris community leaders contend. All seven were key supporters of the Mayo Shell To Sea campaign, which is making no comment on the development.
The compromise has received public endorsement from the Bishop of Killala, Dr John Fleming, Mayo Fine Gael TD Michael Ring and Labour Party president Michael D Higgins - all of whom have appealed for Shell and Mr Ryan to respond.
Mr Higgins yesterday described the bishop's support and that of community leaders as "very significant", and urged StatoilHydro, as a partner in the Corrib gas project, to use its influence with Shell if further conflict is to be avoided.
"StatoilHydro is responsible to a Norwegian government which has an oil and gas development policy that stresses consultation must take place with local communities," Mr Higgins said.
However, Pro Erris Gas Group secretary and retired garda Brendan Cafferty described the compromise location at Glinsk on the coastline as "another diversion" and "preposterous".
In a related development, the European Parliament's petitions committee is to discuss Corrib gas issues on May 26th. This follows a petition lodged last year by former Shell To Sea spokesman and Galway-Mayo Institute of Technology lecturer Dr Mark Garavan.
His petition argues that the project is in breach of a number of EU directives, including the habitats, Seveso and water framework directives.
Shell E&P Ireland's first application to an Bord Pleanála this week relates to compulsory application orders (CAOs) for access to land on the modified high-pressure pipeline route. The second relates to planning permission for the actual route.
The Irish Times
www.buckplanning.ie
Proposed levies on Clare homes highly unlikely
CONTENTIOUS proposals to increase levies by 400% on new homes on zoned land in Clare appeared doomed yesterday.
Elected members criticised the county council's draft developer contribution scheme: 2008-11.
Cllr Martin Conway (Fine Gael) claimed the new charges were totally unrealistic in the light of a current downturn in the housing market.
Cllr Brian Meaney (Green) said the timing of the new contribution scheme should have been put in place 10 years ago at the start of the "bunding boom".
Cllr Tony O'Brien (Fianna Fail) warned it would be counter-productive to introduce new charges. Currently, housebuilders constructing homes on unzoned land pay EUR4,180, but under the council's proposed scheme, the development levy would more than double to EUR12,456. Those seeking to build holiday homes are facing a 300% increase in levies, going up from EUR9,500 to EUR27,050 per home.
The levies are imposed on builders to finance water, sewerage, road and community infrastructure and must be paid before houses are occupied.
In the past four years, the council has raised EUR34 million from the scheme. However, the target for the revised scheme is EUR101m. Only EUR18m of the EUR3 4m generated has so far been spent.
The Construction Industry Federation (CIF), said the scheme was unjustifiable and unsustainable.
CIF spokesman Conor O'Connell claimed the increase would add 8% to house prices in Co Clare.
"The council is asking the first time buyer to meet the cost of infrastructure in Clare yet the investment will benefit everyone," he said.
Gordon Deegan
Irish Examiner
www.buckplanning.ie
Elected members criticised the county council's draft developer contribution scheme: 2008-11.
Cllr Martin Conway (Fine Gael) claimed the new charges were totally unrealistic in the light of a current downturn in the housing market.
Cllr Brian Meaney (Green) said the timing of the new contribution scheme should have been put in place 10 years ago at the start of the "bunding boom".
Cllr Tony O'Brien (Fianna Fail) warned it would be counter-productive to introduce new charges. Currently, housebuilders constructing homes on unzoned land pay EUR4,180, but under the council's proposed scheme, the development levy would more than double to EUR12,456. Those seeking to build holiday homes are facing a 300% increase in levies, going up from EUR9,500 to EUR27,050 per home.
The levies are imposed on builders to finance water, sewerage, road and community infrastructure and must be paid before houses are occupied.
In the past four years, the council has raised EUR34 million from the scheme. However, the target for the revised scheme is EUR101m. Only EUR18m of the EUR3 4m generated has so far been spent.
The Construction Industry Federation (CIF), said the scheme was unjustifiable and unsustainable.
CIF spokesman Conor O'Connell claimed the increase would add 8% to house prices in Co Clare.
"The council is asking the first time buyer to meet the cost of infrastructure in Clare yet the investment will benefit everyone," he said.
Gordon Deegan
Irish Examiner
www.buckplanning.ie
Who calls the shots the mayor, the minister or the transport authority
THE PROPOSAL in this week's Green Paper on local government that the Dublin Transport Authority (DTA) is to be chaired by whoever becomes the capital's first directly-elected mayor will compensate only partly for a significant democratic deficit in the authority's composition.
The Minister for the Environment, John Gormley, said he had got the agreement of his colleague, Minister for Transport Noel Dempsey, that the mayor would chair the DTA - in 2011; as currently framed, this powerful new body would be headed by a ministerial appointee.
The Dublin Transport Authority Bill, published last week, provides that none of the 10 members of the authority would be elected representatives, and that only four of the 12 on its advisory council would be members of the Dublin and Mid-East regional authorities. The rest would all be appointees of the Minister for Transport - chosen, the Bill says, on the basis of their expertise in "relevant disciplines", such as finance, transport or planning - as well as ex-officio members such as Dublin city manager John Tierney.
Lest there be any impression that the DTA is not a creature of central government, there are no less than 230 direct references to the Minister in its 78 pages - mainly dealing with his powers to order the affairs of the authority; in this respect, it is par for the course. Establishment of the DTA, according to the explanatory memorandum, "will ensure, for the first time, that there is a single, properly accountable body with overall responsibility for surface transport in the Greater Dublin Area" (GDA), which includes Meath, Kildare and Wicklow.
Its general functions will include strategic transport planning, provision of public transport services and infrastructure and traffic management. It will also take over responsibility from the Railway Procurement Agency (RPA) for the thorny issue of introducing integrated ticketing. But the RPA will stay in business, with continuing responsibility for the delivery of Luas and metro projects. Indeed, the agency fought an evidently successful bureaucratic battle against an earlier, apparently firm proposal that it would simply be subsumed into the DTA.
The only body that is to be dissolved under the Legislation is the Dublin Transportation Office, which has performed a co-ordinating role for transport in the region and was also the originator of the metro plan - now causing "wigs on the Green" as details of its design emerge.
The DTA's first duty will be to prepare a six-year transport strategy for the GDA - in consultation with the local authorities as well as the wider community - covering investment in infrastructure, and the procurement and integration of public transport services. In preparing its integrated implementation plan, the DTA will get written guidance from the Minister on "multi-annual funding arrangements", though it will be obliged to have "due regard" for "the most beneficial, effective and efficient use of Exchequer resources". Where possible, the DTA is required to secure the provision of public transport infrastructure through existing agencies, such as the National Roads Authority, the local authorities, Iarnrod Eireann and the RPA - though it will have "step-in" powers, if any of these fail. However, the Bill does nothing to liberalise or open up the Dublin bus market. The "exclusive rights" of Bus Eireann, Dublin Bus and Iarnrod Eireann to operate the services they currently provide are reaffirmed, and the DTA is obliged to award them direct contracts.
One of the most significant provisions of the Bill is the land use planning powers it gives the new agency. In future, there will be an onus on the GDA's seven local authorities to ensure that their development plans are consistent with the DTA's transport strategy. The Dublin and Mid-East regional authorities, though largely powerless, will also be required to include a statement in their regional planning guidelines "explaining how there will be effective integration of transport and land use planning", the memorandum says.
Furthermore, the 2000 Planning Act is being amended to give the Minister for the Environment power to direct any of the GDA's local authorities to review or vary their draft development plan to ensure that its objectives are consistent with the DTA's transport strategy.
Another amendment to the Planning Act will make it easier for the local authorities to refuse planning permission for any development that would be inconsistent with the transport strategy, because they wouldn't risk having to pay compensation to disappointed developers.
Irish Times
www.buckplanning.ie
The Minister for the Environment, John Gormley, said he had got the agreement of his colleague, Minister for Transport Noel Dempsey, that the mayor would chair the DTA - in 2011; as currently framed, this powerful new body would be headed by a ministerial appointee.
The Dublin Transport Authority Bill, published last week, provides that none of the 10 members of the authority would be elected representatives, and that only four of the 12 on its advisory council would be members of the Dublin and Mid-East regional authorities. The rest would all be appointees of the Minister for Transport - chosen, the Bill says, on the basis of their expertise in "relevant disciplines", such as finance, transport or planning - as well as ex-officio members such as Dublin city manager John Tierney.
Lest there be any impression that the DTA is not a creature of central government, there are no less than 230 direct references to the Minister in its 78 pages - mainly dealing with his powers to order the affairs of the authority; in this respect, it is par for the course. Establishment of the DTA, according to the explanatory memorandum, "will ensure, for the first time, that there is a single, properly accountable body with overall responsibility for surface transport in the Greater Dublin Area" (GDA), which includes Meath, Kildare and Wicklow.
Its general functions will include strategic transport planning, provision of public transport services and infrastructure and traffic management. It will also take over responsibility from the Railway Procurement Agency (RPA) for the thorny issue of introducing integrated ticketing. But the RPA will stay in business, with continuing responsibility for the delivery of Luas and metro projects. Indeed, the agency fought an evidently successful bureaucratic battle against an earlier, apparently firm proposal that it would simply be subsumed into the DTA.
The only body that is to be dissolved under the Legislation is the Dublin Transportation Office, which has performed a co-ordinating role for transport in the region and was also the originator of the metro plan - now causing "wigs on the Green" as details of its design emerge.
The DTA's first duty will be to prepare a six-year transport strategy for the GDA - in consultation with the local authorities as well as the wider community - covering investment in infrastructure, and the procurement and integration of public transport services. In preparing its integrated implementation plan, the DTA will get written guidance from the Minister on "multi-annual funding arrangements", though it will be obliged to have "due regard" for "the most beneficial, effective and efficient use of Exchequer resources". Where possible, the DTA is required to secure the provision of public transport infrastructure through existing agencies, such as the National Roads Authority, the local authorities, Iarnrod Eireann and the RPA - though it will have "step-in" powers, if any of these fail. However, the Bill does nothing to liberalise or open up the Dublin bus market. The "exclusive rights" of Bus Eireann, Dublin Bus and Iarnrod Eireann to operate the services they currently provide are reaffirmed, and the DTA is obliged to award them direct contracts.
One of the most significant provisions of the Bill is the land use planning powers it gives the new agency. In future, there will be an onus on the GDA's seven local authorities to ensure that their development plans are consistent with the DTA's transport strategy. The Dublin and Mid-East regional authorities, though largely powerless, will also be required to include a statement in their regional planning guidelines "explaining how there will be effective integration of transport and land use planning", the memorandum says.
Furthermore, the 2000 Planning Act is being amended to give the Minister for the Environment power to direct any of the GDA's local authorities to review or vary their draft development plan to ensure that its objectives are consistent with the DTA's transport strategy.
Another amendment to the Planning Act will make it easier for the local authorities to refuse planning permission for any development that would be inconsistent with the transport strategy, because they wouldn't risk having to pay compensation to disappointed developers.
Irish Times
www.buckplanning.ie
Ryan announces energy saving incentive scheme for homes
A HOME improvement incentive scheme was announced yesterday which, if implemented in full, will lead to 1 million of the 1.7 million homes in the State being retrofitted to increase energy efficiency.
Minister for Energy Eamon Ryan yesterday announced the home energy savings scheme for existing homes, designed to reduce greenhouse gas emissions and reduce energy use.
The scheme is to be introduced on a pilot basis with an initial investment of EUR5 million available in four areas - North Tipperary, Co Limerick, Co Clare and Dundalk. Some 2,000 homes will be retro-fitted in this first phase, with State financial contributions of up to EUR2,600 per home available.
However, when the scheme is widened to a nationwide level in 2009, some EUR100 million will be made available for retro-fitting incentives, said Mr Ryan.
The scheme will target older housing as these dwellings are most in need of retro-fitting.
Under the scheme, for an outlay of EUR100, the householder will be entitled to have their home assessed by an adviser who will give the house a building energy rating. Sustainable Energy Ireland (SEI) will pay the balance of the approximate EUR350 cost.
The adviser will then set out a schedule of work that may include attic insulation; wall insulation; low-emission double glazing, heating control or replacement of the boiler. The Government will then pay up to 30 per cent of the cost of these works to a maximum of EUR2,500.
According to SEI estimates, the average household will then save up to EUR500 in their energy bills every year.
HARRY McGEE
Irish Times
www.buckplanning.ie
Minister for Energy Eamon Ryan yesterday announced the home energy savings scheme for existing homes, designed to reduce greenhouse gas emissions and reduce energy use.
The scheme is to be introduced on a pilot basis with an initial investment of EUR5 million available in four areas - North Tipperary, Co Limerick, Co Clare and Dundalk. Some 2,000 homes will be retro-fitted in this first phase, with State financial contributions of up to EUR2,600 per home available.
However, when the scheme is widened to a nationwide level in 2009, some EUR100 million will be made available for retro-fitting incentives, said Mr Ryan.
The scheme will target older housing as these dwellings are most in need of retro-fitting.
Under the scheme, for an outlay of EUR100, the householder will be entitled to have their home assessed by an adviser who will give the house a building energy rating. Sustainable Energy Ireland (SEI) will pay the balance of the approximate EUR350 cost.
The adviser will then set out a schedule of work that may include attic insulation; wall insulation; low-emission double glazing, heating control or replacement of the boiler. The Government will then pay up to 30 per cent of the cost of these works to a maximum of EUR2,500.
According to SEI estimates, the average household will then save up to EUR500 in their energy bills every year.
HARRY McGEE
Irish Times
www.buckplanning.ie
City to get new cycling officer
Minister for the Environment John Gormley has reversed his department's decision to refuse to sanction the appointment of an engineer to develop safe cycling routes in Dublin city.
An official in the department wrote to Dublin City Council last February saying she had been directed by Mr Gormley to say that he could not fund the post because of Government policy on public sector employment. When contacted last month by The Irish Times a spokesman for Mr Gormley said he had not been made aware of the request or the refusal
The request had been made by the council's traffic department following a meeting of its cycling forum which had raised concerns about the serious lack of resources dedicated to cycling and the low number of cycling lanes, despite Government assertions that it wanted people to stop using their cars for commuting.
The chair of the cycling forum, Labour councillor Andrew Montague, said it was particularly disappointing that Mr Gormley, who is known to be a keen cyclist, would refuse to sanction the appointment of a cycling officer.
The council has had no engineer dedicated to maintaining cycling facilities such as fixing potholes in bicycle lanes, resurfacing lanes, planning new lanes, locating bicycle racks and identifying junctions where cyclists are in danger. This job has been done by various engineers in the traffic department, in addition to their normal work.
The council said it has now been given sanction for the new position and will advertise the job in the coming weeks. The new cycling officer will audit all existing cycling infrastructure, design new infrastructure, prepare an upgrade programme, and promote cycling through education and training programmes.
Chairman of the council's traffic and transport committee Labour's Seán Kenny yesterday welcomed the decision.
"At last Dublin City Council will be able to put a qualified senior engineer into this vital position," he said.
Olivia Kelly
The Irish Times
www.buckplanning.ie
An official in the department wrote to Dublin City Council last February saying she had been directed by Mr Gormley to say that he could not fund the post because of Government policy on public sector employment. When contacted last month by The Irish Times a spokesman for Mr Gormley said he had not been made aware of the request or the refusal
The request had been made by the council's traffic department following a meeting of its cycling forum which had raised concerns about the serious lack of resources dedicated to cycling and the low number of cycling lanes, despite Government assertions that it wanted people to stop using their cars for commuting.
The chair of the cycling forum, Labour councillor Andrew Montague, said it was particularly disappointing that Mr Gormley, who is known to be a keen cyclist, would refuse to sanction the appointment of a cycling officer.
The council has had no engineer dedicated to maintaining cycling facilities such as fixing potholes in bicycle lanes, resurfacing lanes, planning new lanes, locating bicycle racks and identifying junctions where cyclists are in danger. This job has been done by various engineers in the traffic department, in addition to their normal work.
The council said it has now been given sanction for the new position and will advertise the job in the coming weeks. The new cycling officer will audit all existing cycling infrastructure, design new infrastructure, prepare an upgrade programme, and promote cycling through education and training programmes.
Chairman of the council's traffic and transport committee Labour's Seán Kenny yesterday welcomed the decision.
"At last Dublin City Council will be able to put a qualified senior engineer into this vital position," he said.
Olivia Kelly
The Irish Times
www.buckplanning.ie
Wave goodbye to oil - say hello ocean energy
ONE kilometre off the Connemara coast, not far from Spiddal, a rather innocuous looking device is floating in the choppy waters.
At first glance, you'd think it's some sort of diving spot or a mooring but look closer and you'll spot a small wind turbine and more technical equipment.
This machine is a wave energy converter - a quarter-scale prototype that could play a huge part in Ireland's attempts to become less dependant on oil and gas reserves.
For a year-and-a-half, this Ocean Energy buoy has been able to withstand the harsh weather conditions of the western seaboard. Unlike hundreds of other experiments around the world, it hasn't suffered any physical problems and continues to generate electricity. Trials suggest each buoy can generate a maximum 1.5 megawatts (MW) of electricity - enough to power 300 homes for a year.
The energy output of one buoy is equivalent to that of a standard land-based wind turbine but the big advantage of ocean energy over wind energy is that wave power is entirely predictable. Wave behaviour can be forecast days in advance. Furthermore, the buoy "looks like a fishing boat on the horizon", according to one onlooker. "It doesn't blight the landscape."
For years we bemoaned the fact that we were doomed as an industrial nation due to our lack of natural resources. Now, Ireland is being hailed internationally as a ideal location for the wind and ocean energy industry.
Ocean Energy, the company who developed the wave energy buoy with Sustainable Energy Ireland and the Hydraulic Marine Research Centre (HMRC) at UCC, claim the wave energy sector could lead to the creation of 4,000 jobs and generate up to €1 billion for the country while cutting Ireland's C02 emissions by 750,000 tonnes.
Tests on the buoy were validated by the HMRC and represent a major breakthrough for Irish technologists in the search for viable alternative energy.
UCC senior lecturer and HMRC director Dr Tony Lewis has worked with Ocean Energy from the outset and says Ireland has incredible potential for wave energy generation.
"Such buoys could be dotted all over the Irish coast but there are limitations in that they need to be able to link up to the electricity grid. If the grid isn't accessible in a particular point, wave energy can be ruled out. However with the billions that are to be invested into modernising and expanding the grid, this will become less of an issue. There is no reason why this country could not become a world leader in wave energy generation devices," said Dr Lewis.
The Government has given up to €12 million to third-level research last year. They have also set targets that by 2012 and 2020, 75MW and 500MW of energy will come from the ocean. An Ocean Energy Development Unit is planned under the Programme for Government.
The Ocean Energy buoy is based on a failed Japanese product. It was first developed at a wave tank at UCC and then enlarged and re-tested at a bigger tank at the Ecole Central de Nantes in France. The 28 tonne prototype was put to sea in December 2006 and has spent 9,000 hours at sea - without damage.
Ocean Energy Commercial Director, John Keating says: "Ireland is now at the forefront of wave and ocean energy development. The announcement by Energy Minister Eamon Ryan of substantial investment in the ocean energy sector is an acknowledgement of the work being done."
Ocean Energy is to develop a 650 tonne full-scale wave energy converter which they hope to put to sea in late 2008. If their success to date continues, it could be a landmark in Irish energy production.
"This country has the capacity to be an energy exporter. It's a huge challenge but there's no reason why is should not happen as we could easily provide for Irish needs and sell on the rest. We have more than enough capacity if the sector is structured properly," said Mr Keating.
Claire O'Sullivan
Irish Examiner
www.buckplanning.ie
At first glance, you'd think it's some sort of diving spot or a mooring but look closer and you'll spot a small wind turbine and more technical equipment.
This machine is a wave energy converter - a quarter-scale prototype that could play a huge part in Ireland's attempts to become less dependant on oil and gas reserves.
For a year-and-a-half, this Ocean Energy buoy has been able to withstand the harsh weather conditions of the western seaboard. Unlike hundreds of other experiments around the world, it hasn't suffered any physical problems and continues to generate electricity. Trials suggest each buoy can generate a maximum 1.5 megawatts (MW) of electricity - enough to power 300 homes for a year.
The energy output of one buoy is equivalent to that of a standard land-based wind turbine but the big advantage of ocean energy over wind energy is that wave power is entirely predictable. Wave behaviour can be forecast days in advance. Furthermore, the buoy "looks like a fishing boat on the horizon", according to one onlooker. "It doesn't blight the landscape."
For years we bemoaned the fact that we were doomed as an industrial nation due to our lack of natural resources. Now, Ireland is being hailed internationally as a ideal location for the wind and ocean energy industry.
Ocean Energy, the company who developed the wave energy buoy with Sustainable Energy Ireland and the Hydraulic Marine Research Centre (HMRC) at UCC, claim the wave energy sector could lead to the creation of 4,000 jobs and generate up to €1 billion for the country while cutting Ireland's C02 emissions by 750,000 tonnes.
Tests on the buoy were validated by the HMRC and represent a major breakthrough for Irish technologists in the search for viable alternative energy.
UCC senior lecturer and HMRC director Dr Tony Lewis has worked with Ocean Energy from the outset and says Ireland has incredible potential for wave energy generation.
"Such buoys could be dotted all over the Irish coast but there are limitations in that they need to be able to link up to the electricity grid. If the grid isn't accessible in a particular point, wave energy can be ruled out. However with the billions that are to be invested into modernising and expanding the grid, this will become less of an issue. There is no reason why this country could not become a world leader in wave energy generation devices," said Dr Lewis.
The Government has given up to €12 million to third-level research last year. They have also set targets that by 2012 and 2020, 75MW and 500MW of energy will come from the ocean. An Ocean Energy Development Unit is planned under the Programme for Government.
The Ocean Energy buoy is based on a failed Japanese product. It was first developed at a wave tank at UCC and then enlarged and re-tested at a bigger tank at the Ecole Central de Nantes in France. The 28 tonne prototype was put to sea in December 2006 and has spent 9,000 hours at sea - without damage.
Ocean Energy Commercial Director, John Keating says: "Ireland is now at the forefront of wave and ocean energy development. The announcement by Energy Minister Eamon Ryan of substantial investment in the ocean energy sector is an acknowledgement of the work being done."
Ocean Energy is to develop a 650 tonne full-scale wave energy converter which they hope to put to sea in late 2008. If their success to date continues, it could be a landmark in Irish energy production.
"This country has the capacity to be an energy exporter. It's a huge challenge but there's no reason why is should not happen as we could easily provide for Irish needs and sell on the rest. We have more than enough capacity if the sector is structured properly," said Mr Keating.
Claire O'Sullivan
Irish Examiner
www.buckplanning.ie
Shell rejects proposal to move gas terminal
The Corrib gas terminal in north Mayo. The bill for Garda deployment there has been running at €800,000 per monthSHELL EP Ireland has rejected a proposal by Erris residents that it should move its gas refinery to a coastal, rather than offshore, location.
"Moving the terminal is not an option," the company said in a short statement. "The issues raised in 2005 were around the perceived safety of the onshore pipeline - not the location of the terminal. We believe we have taken every reasonable step to address genuine safety concerns around the pipeline," it said, adding that it "has at all times been willing to meet and discuss with anyone their concerns about the Corrib project" and "this remains our position".
The rejection came just hours after a call yesterday by Bishop of Killala Dr John Fleming on the Corrib gas partners to "consider carefully" the compromise proposal made by Erris residents in relation to the €900 million project.
Welcoming the proposal made by seven Kilcommon residents - Mary and Willie Corduff, Philip and Vincent McGrath, PJ Moran, Pat O'Donnell and Caitlín Uí Seighin - Dr Fleming described it as "an important and significant attempt to resolve the ongoing difficulties which have surrounded the Corrib gas project in north Mayo".
Fine Gael Mayo TD Michael Ring and Labour Party president Michael D Higgins have already welcomed the move and have urged Shell and Minister for Energy Eamon Ryan to engage and "not let the opportunity slip". Mr Ryan was making no official comment yesterday.
However, Shell EP Ireland submitted an application to Mr Ryan's department yesterday for its modified onshore pipeline. A department spokeswoman said that his statutory role in relation to this may preclude any wider involvement.
Shell EP Ireland is also submitting its application to An Bord Pleanála and is seeking a direction from the board on the modified pipeline's qualification under the Strategic Infrastructure Act.
Dr Fleming said he appreciated the courage of the seven in "dropping their demand that the refinery be located at sea and agreeing that it be sited onshore", and he invited the Corrib gas partners to "consider this proposal carefully".
The alternative refinery site at Glinsk, proposed by the seven, was first identified last year by RPS, acting as a consultancy for the Corrib gas project. "Since then an increasing awareness of the suitability of the site has grown," he said. The priests of the parish had recommended it to Mr Ryan and it had now been given further support. Dr Fleming suggested, therefore, that the Glinsk proposal be examined carefully as a viable alternative, with the potential to bring closure to this issue.
"I accept that substantial investment has already been made in the site at Bellanaboy and I realise that relocation to a new site will increase the overall cost of the project.
"However, I believe that the benefits of relocation will far outweigh the financial considerations involved," the bishop said.
"Importantly, a decision to relocate could significantly allay the fears that have plagued the people of this area in recent years. The process of healing the deep hurt felt within the parish of Kilcommon and the wider community in Erris could also begin.
"Furthermore, it is my hope that this may allow the Corrib gas partners to open a new and more peaceful chapter in their relationship with the local community," Dr Fleming added.
LORNA SIGGINS
Irish Times
www.buckplanning.ie
"Moving the terminal is not an option," the company said in a short statement. "The issues raised in 2005 were around the perceived safety of the onshore pipeline - not the location of the terminal. We believe we have taken every reasonable step to address genuine safety concerns around the pipeline," it said, adding that it "has at all times been willing to meet and discuss with anyone their concerns about the Corrib project" and "this remains our position".
The rejection came just hours after a call yesterday by Bishop of Killala Dr John Fleming on the Corrib gas partners to "consider carefully" the compromise proposal made by Erris residents in relation to the €900 million project.
Welcoming the proposal made by seven Kilcommon residents - Mary and Willie Corduff, Philip and Vincent McGrath, PJ Moran, Pat O'Donnell and Caitlín Uí Seighin - Dr Fleming described it as "an important and significant attempt to resolve the ongoing difficulties which have surrounded the Corrib gas project in north Mayo".
Fine Gael Mayo TD Michael Ring and Labour Party president Michael D Higgins have already welcomed the move and have urged Shell and Minister for Energy Eamon Ryan to engage and "not let the opportunity slip". Mr Ryan was making no official comment yesterday.
However, Shell EP Ireland submitted an application to Mr Ryan's department yesterday for its modified onshore pipeline. A department spokeswoman said that his statutory role in relation to this may preclude any wider involvement.
Shell EP Ireland is also submitting its application to An Bord Pleanála and is seeking a direction from the board on the modified pipeline's qualification under the Strategic Infrastructure Act.
Dr Fleming said he appreciated the courage of the seven in "dropping their demand that the refinery be located at sea and agreeing that it be sited onshore", and he invited the Corrib gas partners to "consider this proposal carefully".
The alternative refinery site at Glinsk, proposed by the seven, was first identified last year by RPS, acting as a consultancy for the Corrib gas project. "Since then an increasing awareness of the suitability of the site has grown," he said. The priests of the parish had recommended it to Mr Ryan and it had now been given further support. Dr Fleming suggested, therefore, that the Glinsk proposal be examined carefully as a viable alternative, with the potential to bring closure to this issue.
"I accept that substantial investment has already been made in the site at Bellanaboy and I realise that relocation to a new site will increase the overall cost of the project.
"However, I believe that the benefits of relocation will far outweigh the financial considerations involved," the bishop said.
"Importantly, a decision to relocate could significantly allay the fears that have plagued the people of this area in recent years. The process of healing the deep hurt felt within the parish of Kilcommon and the wider community in Erris could also begin.
"Furthermore, it is my hope that this may allow the Corrib gas partners to open a new and more peaceful chapter in their relationship with the local community," Dr Fleming added.
LORNA SIGGINS
Irish Times
www.buckplanning.ie
New gas pipeline route likely to be as controversial as original
GARDAÍ CALL it the "golden mile" because of overtime opportunities, while locals refer to it as the "Shell highway". A mile-long stretch of road along windswept bogland in north Mayo has been the focus for continuous opposition to the Corrib gas project since work on the €200 million refinery resumed in October 2006, writes Lorna Siggins.
The road borders the "largest construction site in Ireland", as Shell calls it, and it says the refinery is 30 per cent complete. State approvals are being sought for an essential component - a modified onshore pipeline route.
"The Corrib gas partners recognise that this project can only succeed in partnership with the local community," Shell EP Ireland's chief executive, Andy Pyle, has pledged.
The difficulty for Pyle and his colleagues in Statoil and Marathon is that securing this pledge is proving far more elusive than he may have imagined after the September 2005 release from prison of a group of protesters known as the Rossport Five.
The five, and the Shell to Sea campaign that was formed around them, gained much public support. Marine minister Noel Dempsey commissioned a safety review of the pipeline, which recommended that its pressure be halved. He also appointed a mediator, Peter Cassells.
Cassells's efforts proved unsuccessful, partly because he was precluded from dealing with the project in its entirety. In his report of July 2006, he recommended modification of the pipeline route. Work resumed on the refinery later that year, early-morning protests began, and there were several clashes with up to 200 gardaí deployed in Erris to provide security for the developers. Ironically, television images of elderly people being manhandled into ditches did nothing for the Shell to Sea campaign.
The bill for Garda deployment has been running at €800,000 a month, based on figures supplied by Minister for Justice Brian Lenihan.
Shell's modified pipeline route runs through commonage and Special Areas of Conservation, and is set to prove as controversial as the original. The decision to issue compulsory acquisition orders may result in further protests. Hence last weekend's significant decision by key Mayo Shell to Sea supporters to drop that "refine at sea" demand, and suggest a compromise proposal on the coast that would not require an onshore pipeline and would be away from drinking-water supplies.
Shell, which reported record earnings again this year of $27.6 billion (€17.7 billion), can write off all expenditure against tax.
It secured planning approval and an integrated pollution prevention control licence for Bellanaboy, and believes it still has full State support.
The continuing spectre which has haunted all this activity - and now haunts Minister for Energy Eamon Ryan - has been the wording of Bord Pleanála inspector Kevin Moore in his report on the first, unsuccessful, planning application for the refinery in April 2003.
Moore described Bellanaboy as the "wrong site" from strategic planning, environmental, regional and sustainable development perspectives. He noted that there was a "failure in understanding the community and environment into which this large industrial development seeks to be sited" and "this emphasises how out of context this proposal is".
Shell's subsequent successful planning application modified some of its plans but did not change the location.
That inland location requires one of the longest high-pressure pipelines of its type in Europe. It also lies within three water catchments, including a public drinking-water supply for some 10,000 people at Carrowmore lake.
Irish Times
www.buckplanning.ie
The road borders the "largest construction site in Ireland", as Shell calls it, and it says the refinery is 30 per cent complete. State approvals are being sought for an essential component - a modified onshore pipeline route.
"The Corrib gas partners recognise that this project can only succeed in partnership with the local community," Shell EP Ireland's chief executive, Andy Pyle, has pledged.
The difficulty for Pyle and his colleagues in Statoil and Marathon is that securing this pledge is proving far more elusive than he may have imagined after the September 2005 release from prison of a group of protesters known as the Rossport Five.
The five, and the Shell to Sea campaign that was formed around them, gained much public support. Marine minister Noel Dempsey commissioned a safety review of the pipeline, which recommended that its pressure be halved. He also appointed a mediator, Peter Cassells.
Cassells's efforts proved unsuccessful, partly because he was precluded from dealing with the project in its entirety. In his report of July 2006, he recommended modification of the pipeline route. Work resumed on the refinery later that year, early-morning protests began, and there were several clashes with up to 200 gardaí deployed in Erris to provide security for the developers. Ironically, television images of elderly people being manhandled into ditches did nothing for the Shell to Sea campaign.
The bill for Garda deployment has been running at €800,000 a month, based on figures supplied by Minister for Justice Brian Lenihan.
Shell's modified pipeline route runs through commonage and Special Areas of Conservation, and is set to prove as controversial as the original. The decision to issue compulsory acquisition orders may result in further protests. Hence last weekend's significant decision by key Mayo Shell to Sea supporters to drop that "refine at sea" demand, and suggest a compromise proposal on the coast that would not require an onshore pipeline and would be away from drinking-water supplies.
Shell, which reported record earnings again this year of $27.6 billion (€17.7 billion), can write off all expenditure against tax.
It secured planning approval and an integrated pollution prevention control licence for Bellanaboy, and believes it still has full State support.
The continuing spectre which has haunted all this activity - and now haunts Minister for Energy Eamon Ryan - has been the wording of Bord Pleanála inspector Kevin Moore in his report on the first, unsuccessful, planning application for the refinery in April 2003.
Moore described Bellanaboy as the "wrong site" from strategic planning, environmental, regional and sustainable development perspectives. He noted that there was a "failure in understanding the community and environment into which this large industrial development seeks to be sited" and "this emphasises how out of context this proposal is".
Shell's subsequent successful planning application modified some of its plans but did not change the location.
That inland location requires one of the longest high-pressure pipelines of its type in Europe. It also lies within three water catchments, including a public drinking-water supply for some 10,000 people at Carrowmore lake.
Irish Times
www.buckplanning.ie
Monday, 28 April 2008
Developers splurge €78m to avoid building social housing
BUILDING firms have paid €78.6 million to avoid their responsibilities under the social and affordable housing scheme.
But home-seekers remain the real losers as city, county and town councils receive the payouts but do not re-invest the monies in social housing, say housing rights campaigners.
More than 43,000 people are on council housing waiting lists — with many anxious to avail of affordable housing.
Under Part V of the Planning and Development Act 2000, developers were required to set aside 20% of their rezoned land for social or affordable housing.
But contractors can skip their responsibility by availing of a buy-out loophole.
However, housing support groups are concerned the builders’ opt-out payments could lead to young couples, in particular, continuing to struggle to get a house.
Many applicants, who could only afford a mortgage under the social and affordable scheme, are slipping further down council waiting lists.
A breakdown by the Irish Examiner of the amounts reveals developers paid 31 county councils, five city councils and 22 town councils.
Focus Ireland last night demanded councils stood up to developers and insist on homes being provided rather than cash.
“If they’re buying their way out, they’re being let buy their way out,” said head of development David Burke.
“Local authorities have to step up to the mark and not be pushed around.”
Mr Burke said local authority social schemes were designed for young families. On average, however, they are waiting up to four years to get a roof over their heads.
The Irish Council for Social Housing said the developer payments meant it took years longer for local authorities to find or develop other housing schemes with the cash.
“That slows the process of people being taken off the waiting lists,” said executive director Donal McManus.
With the slowdown in the private residential building, the fears remains there will be little or no social and affordable homes built in the near future. Local authorities, it emerged, are not allocating the builders’ funds into social and affordable schemes. Now the Department of Environment is warning local authorities that budgets will be cut if they continue to hoard payments from developers.
Correspondence from the department shows its secretary general Geraldine Tallon is “determined” funds are used as soon as the councils receive the money.
“Unused Part V funds will be taken into account when allocations to authorities for the main social housing programmes are being finalised,” said Ms Tallon’s letter.
Irish Examiner
www.buckplanning.ie
But home-seekers remain the real losers as city, county and town councils receive the payouts but do not re-invest the monies in social housing, say housing rights campaigners.
More than 43,000 people are on council housing waiting lists — with many anxious to avail of affordable housing.
Under Part V of the Planning and Development Act 2000, developers were required to set aside 20% of their rezoned land for social or affordable housing.
But contractors can skip their responsibility by availing of a buy-out loophole.
However, housing support groups are concerned the builders’ opt-out payments could lead to young couples, in particular, continuing to struggle to get a house.
Many applicants, who could only afford a mortgage under the social and affordable scheme, are slipping further down council waiting lists.
A breakdown by the Irish Examiner of the amounts reveals developers paid 31 county councils, five city councils and 22 town councils.
Focus Ireland last night demanded councils stood up to developers and insist on homes being provided rather than cash.
“If they’re buying their way out, they’re being let buy their way out,” said head of development David Burke.
“Local authorities have to step up to the mark and not be pushed around.”
Mr Burke said local authority social schemes were designed for young families. On average, however, they are waiting up to four years to get a roof over their heads.
The Irish Council for Social Housing said the developer payments meant it took years longer for local authorities to find or develop other housing schemes with the cash.
“That slows the process of people being taken off the waiting lists,” said executive director Donal McManus.
With the slowdown in the private residential building, the fears remains there will be little or no social and affordable homes built in the near future. Local authorities, it emerged, are not allocating the builders’ funds into social and affordable schemes. Now the Department of Environment is warning local authorities that budgets will be cut if they continue to hoard payments from developers.
Correspondence from the department shows its secretary general Geraldine Tallon is “determined” funds are used as soon as the councils receive the money.
“Unused Part V funds will be taken into account when allocations to authorities for the main social housing programmes are being finalised,” said Ms Tallon’s letter.
Irish Examiner
www.buckplanning.ie
DAA getting involved in risky business with city plan
NOT CONTENT with being the State's biggest car-park operator and running one of its largest shopping malls, the Dublin Airport Authority (DAA) now wants to add another string to its bow: speculative property development on a massive scale.
When you boil it down to its constituent parts, the €4 billion Dublin Airport City announced on Friday is just another office, retail and hotel development in a city that is coming down with such projects. What it has going for it, however, is that it is right beside the airport and will have dedicated shuttles to and from the terminal.
The idea is that Asian multinationals considering the Republic as a European base - primarily for tax reasons - will plump for the airport city as their executives will be able to come and go with the minimum of fuss.
The DAA believes that, in a sort of win-win scenario, the €600 million it expects to receive each year from the airport city development will help to keep airport charges down. This will in turn encourage more airlines to fly here and thus boost the attractiveness of the airport city as a location for headquarters operations.
It is an intriguing idea and it might well work, but it is hugely speculative and begs the question as to whether it is really the sort of activity that a State company should get into, particularly in the current climate. Property speculation is after all a private-sector activity par excellence , given its combination of high risk and big rewards.
What makes the move even more questionable is that the DAA is simultaneously slimming down its exposure to what might be considered its core activity: operating airport infrastructure.
Terms have been agreed for the separation of Cork and Shannon airports, and the DAA has also sold its stakes in Birmingham and Hamburg airports.
The airport city project is without a doubt an ambitious move. And it would be unfair to suggest that the DAA has not thought it through.
The essence of the DAA's case for developing its Dublin landbank is that it break its dependence on airport charges and the current dysfunctional cycle in which the charges are set by the regulator, appealed by the airlines and then, by the time they come into force, need to be reset.
The DAA claims that the tight regulatory regime that applies to its largest income stream is strangling the business. But on the other hand, being able to introduce higher charges whenever it wants is no solution, as that will drive airlines away to lower-cost airports.
The DAA believes the €600 million target for annual revenues from the airport city will cut this Gordian knot.
While there is a logic to this, the DAA still has some questions to answer. Why not just sell the land and let private-sector developers take on the risk? Why go for such a grandiose speculative scheme? And why not just develop the land piecemeal over the next 10 years, using the revenues to offset costs at the airport?
The DAA would argue that, if it really wants to target multinationals in India and China as tenants, then it has to create a certain buzz around the project and deliver on the promise. Doing this requires an overall plan and a master developer to implement it.
The DAA also believes it will get a better return by being the developer. And indeed it will, but it will also have to assume a proportional amount of the risks involved.
Obviously the DAA will look at various ways of limiting its exposure but, fundamentally, the higher the return you want, the higher the risk you must take on.
And this project is particularly risky; in the way that the collapse of the dotcom boom undermined equally grandiose plans for a digital hub to revitalise Dublin's Liberties, oil prices could seriously undermine the Dublin Airport City project.
The kernel of the project is that it is self-perpetuating; the more tenants there are in the airport city, the more money for the DAA; this in turn means lower airport charges, which means that more airlines will fly to Dublin. And the greater the connectivity at Dublin airport, the more people will want to be tenants in Dublin Airport City.
With oil peaking at $119 a barrel last week, you could take the view - as does the DAA - that airlines will focus more on costs and airports with low charges will be the winners in the fight for connectivity.
However, some analysts are forecasting oil rising to $200 a barrel by the time Dublin Airport City is up and running in 2012. At those prices all bets are off. According to research by Davy stockbrokers, Ryanair would only break even if oil hits $132 a barrel, while Aer Lingus would run into trouble at $125 a barrel.
It is hard to think of a speculative property project more directly based on oil prices outside of the oil industry itself. And the State got out of that game a few years ago with the sale of the Irish National Petroleum Corporation.
Irish Times
When you boil it down to its constituent parts, the €4 billion Dublin Airport City announced on Friday is just another office, retail and hotel development in a city that is coming down with such projects. What it has going for it, however, is that it is right beside the airport and will have dedicated shuttles to and from the terminal.
The idea is that Asian multinationals considering the Republic as a European base - primarily for tax reasons - will plump for the airport city as their executives will be able to come and go with the minimum of fuss.
The DAA believes that, in a sort of win-win scenario, the €600 million it expects to receive each year from the airport city development will help to keep airport charges down. This will in turn encourage more airlines to fly here and thus boost the attractiveness of the airport city as a location for headquarters operations.
It is an intriguing idea and it might well work, but it is hugely speculative and begs the question as to whether it is really the sort of activity that a State company should get into, particularly in the current climate. Property speculation is after all a private-sector activity par excellence , given its combination of high risk and big rewards.
What makes the move even more questionable is that the DAA is simultaneously slimming down its exposure to what might be considered its core activity: operating airport infrastructure.
Terms have been agreed for the separation of Cork and Shannon airports, and the DAA has also sold its stakes in Birmingham and Hamburg airports.
The airport city project is without a doubt an ambitious move. And it would be unfair to suggest that the DAA has not thought it through.
The essence of the DAA's case for developing its Dublin landbank is that it break its dependence on airport charges and the current dysfunctional cycle in which the charges are set by the regulator, appealed by the airlines and then, by the time they come into force, need to be reset.
The DAA claims that the tight regulatory regime that applies to its largest income stream is strangling the business. But on the other hand, being able to introduce higher charges whenever it wants is no solution, as that will drive airlines away to lower-cost airports.
The DAA believes the €600 million target for annual revenues from the airport city will cut this Gordian knot.
While there is a logic to this, the DAA still has some questions to answer. Why not just sell the land and let private-sector developers take on the risk? Why go for such a grandiose speculative scheme? And why not just develop the land piecemeal over the next 10 years, using the revenues to offset costs at the airport?
The DAA would argue that, if it really wants to target multinationals in India and China as tenants, then it has to create a certain buzz around the project and deliver on the promise. Doing this requires an overall plan and a master developer to implement it.
The DAA also believes it will get a better return by being the developer. And indeed it will, but it will also have to assume a proportional amount of the risks involved.
Obviously the DAA will look at various ways of limiting its exposure but, fundamentally, the higher the return you want, the higher the risk you must take on.
And this project is particularly risky; in the way that the collapse of the dotcom boom undermined equally grandiose plans for a digital hub to revitalise Dublin's Liberties, oil prices could seriously undermine the Dublin Airport City project.
The kernel of the project is that it is self-perpetuating; the more tenants there are in the airport city, the more money for the DAA; this in turn means lower airport charges, which means that more airlines will fly to Dublin. And the greater the connectivity at Dublin airport, the more people will want to be tenants in Dublin Airport City.
With oil peaking at $119 a barrel last week, you could take the view - as does the DAA - that airlines will focus more on costs and airports with low charges will be the winners in the fight for connectivity.
However, some analysts are forecasting oil rising to $200 a barrel by the time Dublin Airport City is up and running in 2012. At those prices all bets are off. According to research by Davy stockbrokers, Ryanair would only break even if oil hits $132 a barrel, while Aer Lingus would run into trouble at $125 a barrel.
It is hard to think of a speculative property project more directly based on oil prices outside of the oil industry itself. And the State got out of that game a few years ago with the sale of the Irish National Petroleum Corporation.
Irish Times
Dublin Bay bird protection extended
MINISTER FOR the Environment John Gormley will shortly make an order extending the Dublin Bay Special Protection Area, an EU designation intended to protect wild birds, by almost 30 per cent.
The extension, described by a spokesman for the Minister as "one of the biggest nature protection initiatives" in a decade, will almost certainly put an end to the Dublin Port Company's long-standing plans for a further infill of 52 acres to expand the port's capacity. The original Dublin Bay Special Protection Area was designated in 1999, but from the outset there have been complaints that the area it covered was too small and did not include key areas close to Dublin Port in the Tolka estuary - following representations from the port.
When the draft designation was first advertised by the National Parks and Wildlife Service, the port company objected to the inclusion of the area it had earmarked for expansion.
A "mapping error" was admitted, and this area was not included in the final map.
The European Commission subsequently initiated legal action against Ireland and other EU member states in the European Court of Justice for allegedly not making sufficient progress in meeting the requirements of the EU Birds Directive.
The commission's case was based on a number of instances where Special Protection Area designations should have been put in place on the basis of the scientific evidence, but were not. One of these was the area proposed for development by the Dublin Port Company.
The judgment of the court, handed down last December, confirmed that Ireland was required to extend the earlier special area designation in Dublin Bay to include this area. Failure to do so could lead to a massive penalty and daily fines being imposed.
Since then, the Department of the Environment has undertaken a comprehensive review of the Dublin Bay special area and the Minister has approved a significant increase in the size of the area from 1,700 hectares to 2,190 hectares, including the area omitted in 1999.
Dublin Bay is of considerable ecological importance and is recognised as being so by the designation of substantial portions of its area under national and EU legislation and also under wider- ranging international agreements, such as the UN Biosphere Reserve on Bull Island.
In discussions with the European Commission, Ireland has already agreed to redesignate all previously designated special protection areas, ensuring that they are given full protection and formally notifying owners/users of specific "notifiable activities" that require Ministerial consent.
In the case of Dublin Bay, a process of consultation with interested bodies has commenced with a view to ensuring that all development proposals are properly assessed to avoid any adverse impact on the populations of protected bird species in the bay.
Irish Times
www.buckplanning.ie
The extension, described by a spokesman for the Minister as "one of the biggest nature protection initiatives" in a decade, will almost certainly put an end to the Dublin Port Company's long-standing plans for a further infill of 52 acres to expand the port's capacity. The original Dublin Bay Special Protection Area was designated in 1999, but from the outset there have been complaints that the area it covered was too small and did not include key areas close to Dublin Port in the Tolka estuary - following representations from the port.
When the draft designation was first advertised by the National Parks and Wildlife Service, the port company objected to the inclusion of the area it had earmarked for expansion.
A "mapping error" was admitted, and this area was not included in the final map.
The European Commission subsequently initiated legal action against Ireland and other EU member states in the European Court of Justice for allegedly not making sufficient progress in meeting the requirements of the EU Birds Directive.
The commission's case was based on a number of instances where Special Protection Area designations should have been put in place on the basis of the scientific evidence, but were not. One of these was the area proposed for development by the Dublin Port Company.
The judgment of the court, handed down last December, confirmed that Ireland was required to extend the earlier special area designation in Dublin Bay to include this area. Failure to do so could lead to a massive penalty and daily fines being imposed.
Since then, the Department of the Environment has undertaken a comprehensive review of the Dublin Bay special area and the Minister has approved a significant increase in the size of the area from 1,700 hectares to 2,190 hectares, including the area omitted in 1999.
Dublin Bay is of considerable ecological importance and is recognised as being so by the designation of substantial portions of its area under national and EU legislation and also under wider- ranging international agreements, such as the UN Biosphere Reserve on Bull Island.
In discussions with the European Commission, Ireland has already agreed to redesignate all previously designated special protection areas, ensuring that they are given full protection and formally notifying owners/users of specific "notifiable activities" that require Ministerial consent.
In the case of Dublin Bay, a process of consultation with interested bodies has commenced with a view to ensuring that all development proposals are properly assessed to avoid any adverse impact on the populations of protected bird species in the bay.
Irish Times
www.buckplanning.ie
Demolition of historic cottages to begin today
THE DEMOLITION of a 19th century terrace of cottages in south Dublin will begin this morning to make way for the Monkstown ring road.
Nearby residents received a notice from Dún Laoghaire-Rathdown County Council last week informing them of the “emergency demolition” of 16 vacant houses at Yankee Terrace, Roseville Terrace and at Annavilla Avenue, off Newtownpark Avenue.
Concerns over anti-social behaviour and health and safety in the cottages are the reasons the council has given for beginning the emergency demolition.
The council bought the houses by compulsory purchase order following the approval of the road by An Bord Pleanála in 2006. The 1.2km road will link the Stradbrook area of Blackrock to Stillorgan Park.
The demolition is much sooner than expected, but was inevitable once the plans for the ring road were passed, Blackrock Fianna Fáil councillor Barry Conway said.
“It is sad to see something that is part of local history being demolished,” he added.
Blackrock Green Party councillor Nessa Childers said: “It will be unpleasant and unfortunate to see them going. They should have been left intact in the first place and the road shouldn’t be there,” she said.
The road will cut through two communities in Fleurville and Rowanville, she said.
Caroline Liddy, a former resident of the Annavilla cottages who moved out last October after 25 years, said she was “a bit shocked” at the speed of the demolition.
“It is hard enough leaving home, but knowing it is going to be flattened is more difficult, she said.
Irish Times
www.buckplanning.ie
Nearby residents received a notice from Dún Laoghaire-Rathdown County Council last week informing them of the “emergency demolition” of 16 vacant houses at Yankee Terrace, Roseville Terrace and at Annavilla Avenue, off Newtownpark Avenue.
Concerns over anti-social behaviour and health and safety in the cottages are the reasons the council has given for beginning the emergency demolition.
The council bought the houses by compulsory purchase order following the approval of the road by An Bord Pleanála in 2006. The 1.2km road will link the Stradbrook area of Blackrock to Stillorgan Park.
The demolition is much sooner than expected, but was inevitable once the plans for the ring road were passed, Blackrock Fianna Fáil councillor Barry Conway said.
“It is sad to see something that is part of local history being demolished,” he added.
Blackrock Green Party councillor Nessa Childers said: “It will be unpleasant and unfortunate to see them going. They should have been left intact in the first place and the road shouldn’t be there,” she said.
The road will cut through two communities in Fleurville and Rowanville, she said.
Caroline Liddy, a former resident of the Annavilla cottages who moved out last October after 25 years, said she was “a bit shocked” at the speed of the demolition.
“It is hard enough leaving home, but knowing it is going to be flattened is more difficult, she said.
Irish Times
www.buckplanning.ie
Sunday, 27 April 2008
Assessing climate change risks to Irish cities
Dublin is increasingly at risk from flooding from the sea, rivers and sudden rain storms, according to environmental experts at a conference in Dublin last week.
The two-day conference, entitled SAFER (Strategies and Actions for Flood Emergency Risk Management), heard that Dublin City Council had joined a new European initiative to implement measures to deal with flood risk situations.
The five-year, €20 million project is the first of its kind in Ireland.
The keynote speaker at the conference was Duncan Stewart, the architect, environmentalist and television presenter.
‘‘As climate change unfolds, we will be exposed to bigger surges from the sea,” he said.
‘‘Dublin will not be made flood-proof, but our strategy is to make the city more resilient to flooding.”
Each of the seven partners in the so-called Flood Resilient Cities consortium focuses on how best to protect its city from flooding. The main flood risks in the greater Dublin area come from river flooding, coastal flooding, dam break or collapse and fluvial flooding, also known as ‘monster’ rain.
Tom Leahy, deputy city engineer with Dublin City Council, described monster rain as sudden, monsoon-like rainfall that overwhelmed drainage systems.
‘‘This type of rainfall and the frequency of small storms in Dublin are increasing,” he said.
Flood prevention constructions that are under way include a €5.5 million sea-lock and navigation gate at Spencer Dock, a temporary, e0.5 million flood gate - ‘‘which provided full protection for the East Wall area, but did not allow for navigation along the Royal Canal,” according to Leahy - and reinforced walling along the lower region of the River Dodder.
A complete flood defence scheme has been built along the River Tolka. Rijswaterstat, the national agency in the Netherlands responsible for flood management, is the leading partner of Flood Resilient Cities. Another partner is the municipality of Paris, which is addressing the phenomenon of the ‘‘one-in-200 year flood’’.
‘‘This extremely rare event, not too dissimilar to the flooding in England last year, would result in a third of the city of Paris being underwater for three months,” said Leahy.
According to Leahy, a central aspect of Dublin’s flood strategy is to use flood mapping to detect areas at risk.
Other initiatives include an early-warning system that can warn about a flood more than two weeks ahead of the risk.
Leahy said there were increased partnerships with state bodies and other organisations, and coherent flood emergency management services in Dublin city and the rest of the country. ‘‘This would include the defence forces, coast guard, fire brigade and any other required resources of the state,” Leahy said.
The Lord Mayor of Dublin, councillor Paddy Bourke, said: ‘‘Dublin City Council has led the way in addressing flood risk for the area . . .This efficiency was demonstrated clearly on March 10 last when the coastline was at risk, and [it] addressed the risks and concerns of local people in Clontarf and Sandymount.”
Another aspect of the Flood Resilient Cities is to prioritise multi-agency cooperation and the coordination of local communities which can minimise the disruption to people and property.
‘‘After the major floods in Dublin in 2002, I spoke with a number of insurance companies,” Stewart said. ‘‘They said that, after that flooding, no real work was done to prevent the damage happening again in high-risk areas.”
Leahy said the city council would make it mandatory for properties built from 2009 onwards to adhere to regulations that demanded best practice with regard to minimising flood damage.
Sunday Business Post
www.buckplanning.ie
The two-day conference, entitled SAFER (Strategies and Actions for Flood Emergency Risk Management), heard that Dublin City Council had joined a new European initiative to implement measures to deal with flood risk situations.
The five-year, €20 million project is the first of its kind in Ireland.
The keynote speaker at the conference was Duncan Stewart, the architect, environmentalist and television presenter.
‘‘As climate change unfolds, we will be exposed to bigger surges from the sea,” he said.
‘‘Dublin will not be made flood-proof, but our strategy is to make the city more resilient to flooding.”
Each of the seven partners in the so-called Flood Resilient Cities consortium focuses on how best to protect its city from flooding. The main flood risks in the greater Dublin area come from river flooding, coastal flooding, dam break or collapse and fluvial flooding, also known as ‘monster’ rain.
Tom Leahy, deputy city engineer with Dublin City Council, described monster rain as sudden, monsoon-like rainfall that overwhelmed drainage systems.
‘‘This type of rainfall and the frequency of small storms in Dublin are increasing,” he said.
Flood prevention constructions that are under way include a €5.5 million sea-lock and navigation gate at Spencer Dock, a temporary, e0.5 million flood gate - ‘‘which provided full protection for the East Wall area, but did not allow for navigation along the Royal Canal,” according to Leahy - and reinforced walling along the lower region of the River Dodder.
A complete flood defence scheme has been built along the River Tolka. Rijswaterstat, the national agency in the Netherlands responsible for flood management, is the leading partner of Flood Resilient Cities. Another partner is the municipality of Paris, which is addressing the phenomenon of the ‘‘one-in-200 year flood’’.
‘‘This extremely rare event, not too dissimilar to the flooding in England last year, would result in a third of the city of Paris being underwater for three months,” said Leahy.
According to Leahy, a central aspect of Dublin’s flood strategy is to use flood mapping to detect areas at risk.
Other initiatives include an early-warning system that can warn about a flood more than two weeks ahead of the risk.
Leahy said there were increased partnerships with state bodies and other organisations, and coherent flood emergency management services in Dublin city and the rest of the country. ‘‘This would include the defence forces, coast guard, fire brigade and any other required resources of the state,” Leahy said.
The Lord Mayor of Dublin, councillor Paddy Bourke, said: ‘‘Dublin City Council has led the way in addressing flood risk for the area . . .This efficiency was demonstrated clearly on March 10 last when the coastline was at risk, and [it] addressed the risks and concerns of local people in Clontarf and Sandymount.”
Another aspect of the Flood Resilient Cities is to prioritise multi-agency cooperation and the coordination of local communities which can minimise the disruption to people and property.
‘‘After the major floods in Dublin in 2002, I spoke with a number of insurance companies,” Stewart said. ‘‘They said that, after that flooding, no real work was done to prevent the damage happening again in high-risk areas.”
Leahy said the city council would make it mandatory for properties built from 2009 onwards to adhere to regulations that demanded best practice with regard to minimising flood damage.
Sunday Business Post
www.buckplanning.ie
Property developer laments lack of planning
Much property development in Ireland has been badly thought-out, with poor quality building and few facilities, according to property developer Mick Wallace.
‘‘Too much of what’s been in this town [Dublin] for too long is bad quality, and that needs to be looked at again,” Wallace said. ‘‘It’s about time we stopped covering Meath, Wicklow and Carlow in concrete. I don’t think it’s good enough if we don’t care what we leave behind ourselves after we’ve built.”
Wallace was speaking at Dublin City Council’s ‘Maximising the City’s Potential’ conference in Croke Park last week.
‘‘We should be focusing a bit more on creating a strong society,” he said. ‘‘I see a lot of things that could be different, that should be different. We have a lot of housing estates without playing fields, a lot of apartment blocks without community facilities.
‘‘There are developers that have done some very good things but, in general, the developer has left a lot to be desired.”
Wallace said there seemed to be a power breakdown between government and councils, and that councils should be given more money and more authority.
He also criticised the 2002 decision by the government, to allow developers pay a fee in lieu of providing social and affordable housing.
He said that the original legislation that made developers provide social and affordable housing was a ‘‘wonderful idea’’, but that the government backed down on the deal after pressure from developers.
Wallace said that the scheme needed to be more flexible, to allow the delivery of more social and affordable homes. He said that, at times, the number of units being sought under the legislation made developments ‘‘unbankable’’.
‘‘We could use greater density and height, as well as ensuring community gain,” he said.
Sunday Business Post
www.buckplanning.ie
‘‘Too much of what’s been in this town [Dublin] for too long is bad quality, and that needs to be looked at again,” Wallace said. ‘‘It’s about time we stopped covering Meath, Wicklow and Carlow in concrete. I don’t think it’s good enough if we don’t care what we leave behind ourselves after we’ve built.”
Wallace was speaking at Dublin City Council’s ‘Maximising the City’s Potential’ conference in Croke Park last week.
‘‘We should be focusing a bit more on creating a strong society,” he said. ‘‘I see a lot of things that could be different, that should be different. We have a lot of housing estates without playing fields, a lot of apartment blocks without community facilities.
‘‘There are developers that have done some very good things but, in general, the developer has left a lot to be desired.”
Wallace said there seemed to be a power breakdown between government and councils, and that councils should be given more money and more authority.
He also criticised the 2002 decision by the government, to allow developers pay a fee in lieu of providing social and affordable housing.
He said that the original legislation that made developers provide social and affordable housing was a ‘‘wonderful idea’’, but that the government backed down on the deal after pressure from developers.
Wallace said that the scheme needed to be more flexible, to allow the delivery of more social and affordable homes. He said that, at times, the number of units being sought under the legislation made developments ‘‘unbankable’’.
‘‘We could use greater density and height, as well as ensuring community gain,” he said.
Sunday Business Post
www.buckplanning.ie
Property developer laments lack of planning
Much property development in Ireland has been badly thought-out, with poor quality building and few facilities, according to property developer Mick Wallace.
‘‘Too much of what’s been in this town [Dublin] for too long is bad quality, and that needs to be looked at again,” Wallace said. ‘‘It’s about time we stopped covering Meath, Wicklow and Carlow in concrete. I don’t think it’s good enough if we don’t care what we leave behind ourselves after we’ve built.”
Wallace was speaking at Dublin City Council’s ‘Maximising the City’s Potential’ conference in Croke Park last week.
‘‘We should be focusing a bit more on creating a strong society,” he said. ‘‘I see a lot of things that could be different, that should be different. We have a lot of housing estates without playing fields, a lot of apartment blocks without community facilities.
‘‘There are developers that have done some very good things but, in general, the developer has left a lot to be desired.”
Wallace said there seemed to be a power breakdown between government and councils, and that councils should be given more money and more authority.
He also criticised the 2002 decision by the government, to allow developers pay a fee in lieu of providing social and affordable housing.
He said that the original legislation that made developers provide social and affordable housing was a ‘‘wonderful idea’’, but that the government backed down on the deal after pressure from developers.
Wallace said that the scheme needed to be more flexible, to allow the delivery of more social and affordable homes. He said that, at times, the number of units being sought under the legislation made developments ‘‘unbankable’’.
‘‘We could use greater density and height, as well as ensuring community gain,” he said.
Sunday Business Post
www.buckplanning.ie
‘‘Too much of what’s been in this town [Dublin] for too long is bad quality, and that needs to be looked at again,” Wallace said. ‘‘It’s about time we stopped covering Meath, Wicklow and Carlow in concrete. I don’t think it’s good enough if we don’t care what we leave behind ourselves after we’ve built.”
Wallace was speaking at Dublin City Council’s ‘Maximising the City’s Potential’ conference in Croke Park last week.
‘‘We should be focusing a bit more on creating a strong society,” he said. ‘‘I see a lot of things that could be different, that should be different. We have a lot of housing estates without playing fields, a lot of apartment blocks without community facilities.
‘‘There are developers that have done some very good things but, in general, the developer has left a lot to be desired.”
Wallace said there seemed to be a power breakdown between government and councils, and that councils should be given more money and more authority.
He also criticised the 2002 decision by the government, to allow developers pay a fee in lieu of providing social and affordable housing.
He said that the original legislation that made developers provide social and affordable housing was a ‘‘wonderful idea’’, but that the government backed down on the deal after pressure from developers.
Wallace said that the scheme needed to be more flexible, to allow the delivery of more social and affordable homes. He said that, at times, the number of units being sought under the legislation made developments ‘‘unbankable’’.
‘‘We could use greater density and height, as well as ensuring community gain,” he said.
Sunday Business Post
www.buckplanning.ie
Gormley plans to publish bill on waste levies by summer
Environment minister John Gormley is close to publishing legislation on a new system of waste levies which are aimed at making incineration commercially unviable.
Gormley, who is opposed to the €250 million Poolbeg incinerator in his own Dublin South East constituency, is drawing up a new waste policy to hike landfill and incineration levies, while promoting mechanical and biological treatment of waste.
He expects to publish the new legislation before the Dáil summer recess. The Environmental Protection Agency (EPA) held oral hearings on the proposed granting of a licence for the Poolbeg incinerator last week.
The hearings were adjourned until this Thursday to allow consideration of a new report on air quality submitted by Dublin City Council.
Gormley did not address the EPA oral hearing and a spokesman for the minister said his powers did not extend to directly intervening to stop the incinerator proceeding.
‘‘He can’t ride in on a white horse and stop the incinerator in its tracks, but our policy is that the well-managed landfill of residual waste is superior to burning it in our backyard,” said Ciaran Cuffe, the Green Party TD for Dun Laoghaire who addressed the oral hearing.
The Poolbeg incinerator would be capable of taking 600,000 tonnes of municipal waste, which is more than the amount of waste produced in the Dublin City Council area. Waste experts believe the facility would need to take waste from the rest of the country to prove viable.
However, the Green Party has claimed that this would undermine the national waste policy set out in the Fianna Fáil/Green Party Programme for Government. Cuffe said a report by Dr Brian Broderick, an air-quality expert at Trinity College, which was revealed at the hearing last week, ‘‘raises serious questions about the potential impact on air quality from the proposed incinerator’’.
Broderick, who was retained by An Bord Pleanála, said air pollutants in the area exceeded EU limits in some cases, and that the level of pollution meant there was limited capacity for further pollution, either from emissions or truck traffic.
‘‘This raises serious questions about the validity of the evidence that Dublin City Council is putting forward,” Cuffe said.
Two previous reports from Dublin City Council stated that air-quality standards in the area were within the limits laid down by the EU, and that the incinerator would not exceed these limits.
Cuffe said studies showed that the amount of residual waste for disposal after pretreatment in the country could be reduced to between 400,000 and 600,000 tonnes from 3.2 million tonnes, which would meet the terms of an EU landfill directive.
Sunday Business Post
www.buckplanning.ie
Gormley, who is opposed to the €250 million Poolbeg incinerator in his own Dublin South East constituency, is drawing up a new waste policy to hike landfill and incineration levies, while promoting mechanical and biological treatment of waste.
He expects to publish the new legislation before the Dáil summer recess. The Environmental Protection Agency (EPA) held oral hearings on the proposed granting of a licence for the Poolbeg incinerator last week.
The hearings were adjourned until this Thursday to allow consideration of a new report on air quality submitted by Dublin City Council.
Gormley did not address the EPA oral hearing and a spokesman for the minister said his powers did not extend to directly intervening to stop the incinerator proceeding.
‘‘He can’t ride in on a white horse and stop the incinerator in its tracks, but our policy is that the well-managed landfill of residual waste is superior to burning it in our backyard,” said Ciaran Cuffe, the Green Party TD for Dun Laoghaire who addressed the oral hearing.
The Poolbeg incinerator would be capable of taking 600,000 tonnes of municipal waste, which is more than the amount of waste produced in the Dublin City Council area. Waste experts believe the facility would need to take waste from the rest of the country to prove viable.
However, the Green Party has claimed that this would undermine the national waste policy set out in the Fianna Fáil/Green Party Programme for Government. Cuffe said a report by Dr Brian Broderick, an air-quality expert at Trinity College, which was revealed at the hearing last week, ‘‘raises serious questions about the potential impact on air quality from the proposed incinerator’’.
Broderick, who was retained by An Bord Pleanála, said air pollutants in the area exceeded EU limits in some cases, and that the level of pollution meant there was limited capacity for further pollution, either from emissions or truck traffic.
‘‘This raises serious questions about the validity of the evidence that Dublin City Council is putting forward,” Cuffe said.
Two previous reports from Dublin City Council stated that air-quality standards in the area were within the limits laid down by the EU, and that the incinerator would not exceed these limits.
Cuffe said studies showed that the amount of residual waste for disposal after pretreatment in the country could be reduced to between 400,000 and 600,000 tonnes from 3.2 million tonnes, which would meet the terms of an EU landfill directive.
Sunday Business Post
www.buckplanning.ie
Docklands deal went against area master plan
The Dublin Docklands Development Authority (DDDA) signed an agreement with property developer Liam Carroll allowing him to build taller buildings on the north quays in Dublin than was provided for in the master plan for the area.
The Brooks Thomas site is being developed as the new head offices for Anglo Irish Bank and law firm O’Donnell Sweeney Eversheds. Details of the agreement emerged during a court case taken by developer Sean Dunne and his company North Wall Quay Property Holdings against the DDDA and Carroll’s North Quay Investments (NQI).
The case centres on access to Dunne’s site, which is surrounded by the Carroll site. When Carroll first sought planning permission from Dublin City Council for the development of the Brooks Thomas site, the DDDA objected, saying the proposed eight storeys of commercial development on internal streets went against the North Lotts planning scheme, which required that such buildings be no more than four storeys high.
‘‘This would result in significant overshadowing of internal streets,” the objection said. Dublin City Council refused the application and, less than a month later, Carroll applied to the DDDA for a certificate to develop a similar scheme.
The DDDA and Carroll then reached an agreement on May 31 last year, whereby ‘‘the executive of the authority will recommend to the board that the application .. . be granted by the authority’’. Carroll was to give over part of the site for a public park as part of the deal.
‘‘The authority will continue to implement the necessary procedures ... to adopt a modified planning scheme for the North Lotts area which, once adopted, would enable NQI to apply for and obtain [a certificate] for an increased quantum of development, predominantly commercial on the site within 12 months of the date of this agreement,” it states.
The DDDA said ‘‘it is critical to NQI to obtain such a certificate or alternatively planning permission from Dublin City Council within the said 12-month timeframe in order to allow NQI to honour its commitments to certain prospective tenants at North Wall Quay’’.
Dunne’s company found that, although the authority knew ‘‘the development proposed was inconsistent’’ with the planning scheme, its director of architecture, John McLaughlin, was ‘‘satisfied that a development compatible with the planning scheme and satisfactory to Mr Carroll and his tenants can be agreed’’.
Sunday Business Post
www.buckplanning.ie
The Brooks Thomas site is being developed as the new head offices for Anglo Irish Bank and law firm O’Donnell Sweeney Eversheds. Details of the agreement emerged during a court case taken by developer Sean Dunne and his company North Wall Quay Property Holdings against the DDDA and Carroll’s North Quay Investments (NQI).
The case centres on access to Dunne’s site, which is surrounded by the Carroll site. When Carroll first sought planning permission from Dublin City Council for the development of the Brooks Thomas site, the DDDA objected, saying the proposed eight storeys of commercial development on internal streets went against the North Lotts planning scheme, which required that such buildings be no more than four storeys high.
‘‘This would result in significant overshadowing of internal streets,” the objection said. Dublin City Council refused the application and, less than a month later, Carroll applied to the DDDA for a certificate to develop a similar scheme.
The DDDA and Carroll then reached an agreement on May 31 last year, whereby ‘‘the executive of the authority will recommend to the board that the application .. . be granted by the authority’’. Carroll was to give over part of the site for a public park as part of the deal.
‘‘The authority will continue to implement the necessary procedures ... to adopt a modified planning scheme for the North Lotts area which, once adopted, would enable NQI to apply for and obtain [a certificate] for an increased quantum of development, predominantly commercial on the site within 12 months of the date of this agreement,” it states.
The DDDA said ‘‘it is critical to NQI to obtain such a certificate or alternatively planning permission from Dublin City Council within the said 12-month timeframe in order to allow NQI to honour its commitments to certain prospective tenants at North Wall Quay’’.
Dunne’s company found that, although the authority knew ‘‘the development proposed was inconsistent’’ with the planning scheme, its director of architecture, John McLaughlin, was ‘‘satisfied that a development compatible with the planning scheme and satisfactory to Mr Carroll and his tenants can be agreed’’.
Sunday Business Post
www.buckplanning.ie
Durkan Group denied planning permission
The Durkan Group has been refused planning permission to redevelop a site on Harcourt Terrace in central Dublin, which it acquired from the state in return for nearly 200 affordable housing units in west Dublin.
The developer had sought permission to demolish the existing Garda station, film censor’s office and other buildings and to build a mixed-use residential and office development of more than 18,000 square metres, including car parking.
It would have included 43 apartments and just under 14,000 square metres of office space.
However, An Bord Pleanála decided that two of the apartment buildings ‘‘would fail to respect [their] context’’ opposite Regency period buildings and adjoining Victorian houses.
The board said the blocks ‘‘would adversely impact on the setting of the protected structures opposite and would not be of the standard required to justify the removal of the existing Garda station building on the site’’.
Therefore they would ‘‘seriously injure the visual and residential amenity of the area and. . .be contrary to the proper planning and sustainable development of the area’’.
The main office block proposed ‘‘would be visually obtrusive’’, the board said, and ‘‘overbearing’’.
It also said that the rear office block proposed would ‘‘seriously injure the residential amenities of adjoining property in this residential conservation area’’.
Sunday Business Post
www.buckplanning.ie
The developer had sought permission to demolish the existing Garda station, film censor’s office and other buildings and to build a mixed-use residential and office development of more than 18,000 square metres, including car parking.
It would have included 43 apartments and just under 14,000 square metres of office space.
However, An Bord Pleanála decided that two of the apartment buildings ‘‘would fail to respect [their] context’’ opposite Regency period buildings and adjoining Victorian houses.
The board said the blocks ‘‘would adversely impact on the setting of the protected structures opposite and would not be of the standard required to justify the removal of the existing Garda station building on the site’’.
Therefore they would ‘‘seriously injure the visual and residential amenity of the area and. . .be contrary to the proper planning and sustainable development of the area’’.
The main office block proposed ‘‘would be visually obtrusive’’, the board said, and ‘‘overbearing’’.
It also said that the rear office block proposed would ‘‘seriously injure the residential amenities of adjoining property in this residential conservation area’’.
Sunday Business Post
www.buckplanning.ie
Saturday, 26 April 2008
Town gets green light for €200m land swap deal
A €200 MILLION development, set to be the largest ever built in Tralee town centre, was yesterday given the green light by the town council.
The project, which involves a land swap, will see the relocation of the historic Austin Stack Park and the adjoining John Mitchel’s GAA Club.
The 11 acres, currently occupied by the club and the county GAA board, will be turned into residential, office, retail, leisure and community facilities.
Some 400 jobs will be created during the construction process, while 1,000 full and part-time positions will be in place when the development is complete.
Tralee Town Council yesterday indicated its intention to grant planning permission for the project and work could start next year. The consortium behind the development said it would be a boost for the town and would create substantial employment at a challenging time for the economy.
Businessmen JJ Casey and Seamus O’Halloran said in a joint statement: “We are delighted with the council’s decision. The project makes a bold, confident statement about Tralee town and its potential.”
The news was welcomed by Tralee mayor Miriam McGillicuddy, who said: “It is a tremendous project and will be very good for business locally. The fact that the office element will include financial services is also a major plus.”
Under the deal, which sees the 11-acre town centre site being swapped for 200 acres outside Tralee, Kerry County Board is to develop two new complexes to replace Austin Stack Park.
A 15,000-seater stadium, a practice pitch, 20,000sq ft of offices and parking for 1,200 cars are planned for Ballybeggan, plus a 30-acre training academy at Currans in mid-Kerry.
The John Mitchel’s club has obtained planning permission for the development of a new sports complex at Skehanagh, Tralee.
As part of the deal, The Kingdom County Coursing Club is also to develop new coursing facilities at Ballinorig, Tralee.
Irish Examiner
www.buckplanning.ie
The project, which involves a land swap, will see the relocation of the historic Austin Stack Park and the adjoining John Mitchel’s GAA Club.
The 11 acres, currently occupied by the club and the county GAA board, will be turned into residential, office, retail, leisure and community facilities.
Some 400 jobs will be created during the construction process, while 1,000 full and part-time positions will be in place when the development is complete.
Tralee Town Council yesterday indicated its intention to grant planning permission for the project and work could start next year. The consortium behind the development said it would be a boost for the town and would create substantial employment at a challenging time for the economy.
Businessmen JJ Casey and Seamus O’Halloran said in a joint statement: “We are delighted with the council’s decision. The project makes a bold, confident statement about Tralee town and its potential.”
The news was welcomed by Tralee mayor Miriam McGillicuddy, who said: “It is a tremendous project and will be very good for business locally. The fact that the office element will include financial services is also a major plus.”
Under the deal, which sees the 11-acre town centre site being swapped for 200 acres outside Tralee, Kerry County Board is to develop two new complexes to replace Austin Stack Park.
A 15,000-seater stadium, a practice pitch, 20,000sq ft of offices and parking for 1,200 cars are planned for Ballybeggan, plus a 30-acre training academy at Currans in mid-Kerry.
The John Mitchel’s club has obtained planning permission for the development of a new sports complex at Skehanagh, Tralee.
As part of the deal, The Kingdom County Coursing Club is also to develop new coursing facilities at Ballinorig, Tralee.
Irish Examiner
www.buckplanning.ie
Mind the gap: commuters face walk at 'integrated' rail station
THE extension of Luas to the Point Depot in Dublin will link up with the city's newest train station, as long as commuters don't mind a 350-metre walk.
The Department of Transport insisted yesterday that the docklands Luas was integrated with the docklands station, but admitted a short walk would be required to move from one public transport system to the other.
The bizarre possibility of an "integrated" public transport system requiring the use of an umbrella to make a connecting journey was raised yesterday, with Fine Gael accusing the Government of making a "huge mistake" and failing to learn the lessons of the past.
Enterprise, Trade and Employment spokesman Leo Varadkar said the decision not to have Luas stopping at the docklands station was "madness", and urged the Government to re-consider the route.
"Commuters are still scratching their heads about the Government's decision not to link the red and green Luas lines, this mistake is now being rectified at the cost of millions of euros," he said.
"Fianna Fail is about to make the same mistake in the docklands. The new Luas docklands extension will not link up with the existing Iarnrod Eireann docklands train station. Once again, Fianna Fail is showing that it cannot learn from its mistakes.
"Minister Noel Dempsey must urgently review this crazy decision. Dublin commuters already have to face traffic gridlock, the M50 car park, the insanity of the Mad Cow, an inadequate bus network and the prospect of a congestion charge. To build a Luas almost half-a-kilometre from an existing train station is a further insult."
Last week, Mr Dempsey said, in reply to a parliamentary question, that the Luas extension to the Point Depot would include a stop at Spencer Dock.
A spokeswoman for Mr Dempsey said the Luas and docklands rail would be integrated. The Railway Procurement Agency, responsible for delivering the Luas extension, added the Luas would stop "very close" to the docklands.
Paul Melia
Irish Independent
www.buckplanning.ie
The Department of Transport insisted yesterday that the docklands Luas was integrated with the docklands station, but admitted a short walk would be required to move from one public transport system to the other.
The bizarre possibility of an "integrated" public transport system requiring the use of an umbrella to make a connecting journey was raised yesterday, with Fine Gael accusing the Government of making a "huge mistake" and failing to learn the lessons of the past.
Enterprise, Trade and Employment spokesman Leo Varadkar said the decision not to have Luas stopping at the docklands station was "madness", and urged the Government to re-consider the route.
"Commuters are still scratching their heads about the Government's decision not to link the red and green Luas lines, this mistake is now being rectified at the cost of millions of euros," he said.
"Fianna Fail is about to make the same mistake in the docklands. The new Luas docklands extension will not link up with the existing Iarnrod Eireann docklands train station. Once again, Fianna Fail is showing that it cannot learn from its mistakes.
"Minister Noel Dempsey must urgently review this crazy decision. Dublin commuters already have to face traffic gridlock, the M50 car park, the insanity of the Mad Cow, an inadequate bus network and the prospect of a congestion charge. To build a Luas almost half-a-kilometre from an existing train station is a further insult."
Last week, Mr Dempsey said, in reply to a parliamentary question, that the Luas extension to the Point Depot would include a stop at Spencer Dock.
A spokeswoman for Mr Dempsey said the Luas and docklands rail would be integrated. The Railway Procurement Agency, responsible for delivering the Luas extension, added the Luas would stop "very close" to the docklands.
Paul Melia
Irish Independent
www.buckplanning.ie
Sky's the limit with plan for 350-acre high-rise 'city'
Dublin Airport could be home to a €4bn high-rise "city" within 20 years, under plans unveiled yesterday.
Stretching over 350 acres, Dublin Airport City will be almost a third of the size of London's Dockland development. The completed project will include more than 600,000sqm of office space, as well as retail space, hotels and an aviation college.
The city is expected to be developed over 15 to 12 years, with the first phase coming on stream in 2012.
Launching the plans yesterday, the Dublin Airport Authority (DAA) said the venture would ultimately contribute more than €1bn to the Irish economy each year.
Some 30,000 people are expected to work there, including 10,000 new jobs, while 2,000 people will work on its construction over the next 20 years.
Dublin Airport is far from the first to build its own city, but the DAA believes Ireland has a "unique opportunity", since the landbank at the airport is bigger than most other airports have.
The DAA already owns about 90pc of this land and says it is confident of buying up the "remaining pockets" in time for the development.
Tenants
The airport authority has yet to firm up any tenants for the project, or finalise how it will be funded. But DAA chief executive Declan Collier said, after two years of "extensive soundings", he was confident there would be "plenty of interest" in the city.
The site will be directly linked to the airport via the new Metro, offering access from offices to airport in just six minutes.
On the funding side, DAA chairman Gary McGann insisted the project had a "managed level of risk", despite its vast scale. He also stressed the €4bn figure was a scientific figure for the value of the development and "not plucked out of the air".
The DAA is "hoping" their city will be processed through An Bord Pleanala's fast-tracked planning system for "strategic developments", since the project is "for the common good". Mr Collier, however, admitted there was "no doubt" that the project would prompt objections.
"What I hope is that we don't have the same kind nuisance objections that we've had for some development," he added.
Both Mr McGann and Mr Collier stressed the project would not detract from the running and developing Dublin Airport. The DAA hopes to make profits of €600m from the City, which may be used to fund airport infrastructure, they argued. Taoiseach Bertie Ahern yesterday applauded the "visionary" plans.
Laura Noonan
Irish Independent
www.buckplanning.ie
Stretching over 350 acres, Dublin Airport City will be almost a third of the size of London's Dockland development. The completed project will include more than 600,000sqm of office space, as well as retail space, hotels and an aviation college.
The city is expected to be developed over 15 to 12 years, with the first phase coming on stream in 2012.
Launching the plans yesterday, the Dublin Airport Authority (DAA) said the venture would ultimately contribute more than €1bn to the Irish economy each year.
Some 30,000 people are expected to work there, including 10,000 new jobs, while 2,000 people will work on its construction over the next 20 years.
Dublin Airport is far from the first to build its own city, but the DAA believes Ireland has a "unique opportunity", since the landbank at the airport is bigger than most other airports have.
The DAA already owns about 90pc of this land and says it is confident of buying up the "remaining pockets" in time for the development.
Tenants
The airport authority has yet to firm up any tenants for the project, or finalise how it will be funded. But DAA chief executive Declan Collier said, after two years of "extensive soundings", he was confident there would be "plenty of interest" in the city.
The site will be directly linked to the airport via the new Metro, offering access from offices to airport in just six minutes.
On the funding side, DAA chairman Gary McGann insisted the project had a "managed level of risk", despite its vast scale. He also stressed the €4bn figure was a scientific figure for the value of the development and "not plucked out of the air".
The DAA is "hoping" their city will be processed through An Bord Pleanala's fast-tracked planning system for "strategic developments", since the project is "for the common good". Mr Collier, however, admitted there was "no doubt" that the project would prompt objections.
"What I hope is that we don't have the same kind nuisance objections that we've had for some development," he added.
Both Mr McGann and Mr Collier stressed the project would not detract from the running and developing Dublin Airport. The DAA hopes to make profits of €600m from the City, which may be used to fund airport infrastructure, they argued. Taoiseach Bertie Ahern yesterday applauded the "visionary" plans.
Laura Noonan
Irish Independent
www.buckplanning.ie
Local area network
The transition towns initiative aims to change the way we approach 'life after oil'. But what do they mean by 50-mile meals, eco-markets and edible landscapes? asks Sylvia Thompson .
YOU'VE HEARD of eco-villages, but what about transition towns? This new buzz term in environmental circles refers to towns which are planning ahead for a time when fossil fuels will be scarce, oil will be expensive and there may well be government taxes on greenhouse gas emissions. But instead of spreading a message of doom and gloom, the transition town movement is upbeat and positive, encouraging local food production, community-based waste management and energy-saving initiatives and local sustainable businesses.
"It's all about resilience," says Davie Philip, communications manager of the Cultivate centre, who has just set up a transition towns network in Ireland. "What we face with peak oil and climate change is a shift in the way we do things. Unless we have some systems in place, it will be very difficult."
Ths transition town was started by Rob Hopkins when he was a teacher of permaculture (a system of "permanent agriculture" which works with rather than against nature) at the Kinsale Further Education College a few years ago. Together with his students, he developed the so-called Kinsale Energy Descent Plan which includes dozens of practical ideas to reduce Kinsale's oil dependency so that it could become a more sustainable town. In 2006, the plan was adopted as policy by Kinsale Town Council and the transition town initiative was given €5,000 to develop the programme.
"WE'VE JUST HAD a Spring Fair in Kinsale which we ran in conjunction with the Tidy Towns Committee," explains Klaus Harvey, a member of Kinsale Transition Town steering group. The fair included an eco-market, environmental workshops at the Kinsale Further Education College and the launch of a local campaign to reduce energy consumption.
"Last year, we hooked up with the Kinsale Good Food Circle for the Gourmet Food Festival in October. We challenged chefs to come up with a 50-mile meal and awarded a prize to the best-tasting dish," says Harvey. Community gardens have also been set up in Kinsale and the group gives talks to children in the local schools. Public meetings are held once a month.
"Basically, it's a re-localisation project because globalisation isn't sustainable," says Harvey. "The whole way we've lived for the past 100 years has been dependent on fossil fuels and the planet is becoming more damaged.
"Ireland is very vulnerable economically. For instance, 90 per cent of our food comes from abroad. The Transition Towns initiative seems very sensible to me and I think 'life after oil' can be just as good if not better because people can lead healthier lives, be more involved with their communities and spend less time stuck in their cars."
It is precisely this optimistic view of a world less dominated by a globalised economy and more driven by sustainable community systems that is attracting people to the transition towns initiative. When he moved from Kinsale, Rob Hopkins brought his ideas with him to Totnes in Devon and in the past two years, Transition Towns committees have formed in more than 40 towns across Britain. Hopkins' book, The Transition Handbook - from oil dependence to local resilience (Green Books), was published last month and is already in its second print run (5,000 copies were printed initially).
In The Transition Handbook, Hopkins suggests a number of things which add so-called resilience to communities. These include local composting rather than central recycling; planting fruit and nut trees rather than ornamental trees (he berates the Millennium Forests initiative as a wasted opportunity); the use of local building materials rather than imported ones; local community investment mechanisms rather than carbon offsetting; singing in a local choir rather than buying CDs and playing football rather than watching it on television.
Hopkins also suggests the transition approach differs from conventional environmentalism in that it encourages group behaviour and focuses on a holistic approach rather than on single issues. According to Hopkins, it also engenders hope, optimism and proactivity rather than fear, guilt and shock as drivers of action. And crucially, it targets the man and woman in the street as the solution rather than the problem.
"It's not a mass movement right now," admits Philip. "And, most people won't listen to this stuff but in five to 10 years' time, they will be glad that some people took these initiatives." Incidentally, the main difference between eco-villages and transition towns is that eco-villages are usually smaller, self-contained groups of homes, businesses and community projects while transition town initiatives attempt to change the structures, approaches and attitudes of entire communities. "The move towards more localised energy-efficient and productive living arrangements is not a choice; it's an inevitable direction for humanity," writes Hopkins in The Transition Handbook.
If that's the case, surely we need governments and business people to lead the way? "The principle of transition is that we do it for ourselves. We haven't got the luxury of waiting for others to get started although we will lobby local and central Government as part of our work," says Philip. "It's also significant that in Ireland, the three Green Party ministers are speaking the same language as we are."
KATE PARK IS a member of Fada, the transition town initiative in Newbridge, Co Kildare. She was one of about 50 people from towns including Carlow, Kilkenny, Tralee, Clonmel, Greystones and Tramore, who attended the first meeting of the Irish Transition Towns network last month.
"We started about two years ago, creating a vision of how Newbridge could be in the future. We decided to focus on food because this is the most vulnerable area. We had an allotment project outside the town but we've realised we need another one that people can walk to," she explains. Fada has also set up a mobile gardening group made up of volunteers who will cultivate people's gardens for them. "We also want to plant fruit and nut trees in a move away from decorative gardens to edible landscapes," says Park.
"What we've found is that people are interested but they can't commit to day-to-day involvement. The concept of peak oil and the decline in supply of fossil fuels and the fact that everything will be more expensive and less accessible hasn't struck people yet," she says.
"It can be confrontational to suggest that this will be the case so we feel we have to introduce the ideas in a sensitive way by focusing on the solutions and getting the community - particularly young people - involved so then there will be lots of benefits for people."
Getting more local people involved in transition town initiatives is definitely the next step. Even in Kinsale, a survey has pointed out that only about 55 per cent of local people were aware of the initiative.
"It's a question of chipping away and liaising with other community groups in the town," says Harvey.
The Irish Times
www.buckplanning.ie
YOU'VE HEARD of eco-villages, but what about transition towns? This new buzz term in environmental circles refers to towns which are planning ahead for a time when fossil fuels will be scarce, oil will be expensive and there may well be government taxes on greenhouse gas emissions. But instead of spreading a message of doom and gloom, the transition town movement is upbeat and positive, encouraging local food production, community-based waste management and energy-saving initiatives and local sustainable businesses.
"It's all about resilience," says Davie Philip, communications manager of the Cultivate centre, who has just set up a transition towns network in Ireland. "What we face with peak oil and climate change is a shift in the way we do things. Unless we have some systems in place, it will be very difficult."
Ths transition town was started by Rob Hopkins when he was a teacher of permaculture (a system of "permanent agriculture" which works with rather than against nature) at the Kinsale Further Education College a few years ago. Together with his students, he developed the so-called Kinsale Energy Descent Plan which includes dozens of practical ideas to reduce Kinsale's oil dependency so that it could become a more sustainable town. In 2006, the plan was adopted as policy by Kinsale Town Council and the transition town initiative was given €5,000 to develop the programme.
"WE'VE JUST HAD a Spring Fair in Kinsale which we ran in conjunction with the Tidy Towns Committee," explains Klaus Harvey, a member of Kinsale Transition Town steering group. The fair included an eco-market, environmental workshops at the Kinsale Further Education College and the launch of a local campaign to reduce energy consumption.
"Last year, we hooked up with the Kinsale Good Food Circle for the Gourmet Food Festival in October. We challenged chefs to come up with a 50-mile meal and awarded a prize to the best-tasting dish," says Harvey. Community gardens have also been set up in Kinsale and the group gives talks to children in the local schools. Public meetings are held once a month.
"Basically, it's a re-localisation project because globalisation isn't sustainable," says Harvey. "The whole way we've lived for the past 100 years has been dependent on fossil fuels and the planet is becoming more damaged.
"Ireland is very vulnerable economically. For instance, 90 per cent of our food comes from abroad. The Transition Towns initiative seems very sensible to me and I think 'life after oil' can be just as good if not better because people can lead healthier lives, be more involved with their communities and spend less time stuck in their cars."
It is precisely this optimistic view of a world less dominated by a globalised economy and more driven by sustainable community systems that is attracting people to the transition towns initiative. When he moved from Kinsale, Rob Hopkins brought his ideas with him to Totnes in Devon and in the past two years, Transition Towns committees have formed in more than 40 towns across Britain. Hopkins' book, The Transition Handbook - from oil dependence to local resilience (Green Books), was published last month and is already in its second print run (5,000 copies were printed initially).
In The Transition Handbook, Hopkins suggests a number of things which add so-called resilience to communities. These include local composting rather than central recycling; planting fruit and nut trees rather than ornamental trees (he berates the Millennium Forests initiative as a wasted opportunity); the use of local building materials rather than imported ones; local community investment mechanisms rather than carbon offsetting; singing in a local choir rather than buying CDs and playing football rather than watching it on television.
Hopkins also suggests the transition approach differs from conventional environmentalism in that it encourages group behaviour and focuses on a holistic approach rather than on single issues. According to Hopkins, it also engenders hope, optimism and proactivity rather than fear, guilt and shock as drivers of action. And crucially, it targets the man and woman in the street as the solution rather than the problem.
"It's not a mass movement right now," admits Philip. "And, most people won't listen to this stuff but in five to 10 years' time, they will be glad that some people took these initiatives." Incidentally, the main difference between eco-villages and transition towns is that eco-villages are usually smaller, self-contained groups of homes, businesses and community projects while transition town initiatives attempt to change the structures, approaches and attitudes of entire communities. "The move towards more localised energy-efficient and productive living arrangements is not a choice; it's an inevitable direction for humanity," writes Hopkins in The Transition Handbook.
If that's the case, surely we need governments and business people to lead the way? "The principle of transition is that we do it for ourselves. We haven't got the luxury of waiting for others to get started although we will lobby local and central Government as part of our work," says Philip. "It's also significant that in Ireland, the three Green Party ministers are speaking the same language as we are."
KATE PARK IS a member of Fada, the transition town initiative in Newbridge, Co Kildare. She was one of about 50 people from towns including Carlow, Kilkenny, Tralee, Clonmel, Greystones and Tramore, who attended the first meeting of the Irish Transition Towns network last month.
"We started about two years ago, creating a vision of how Newbridge could be in the future. We decided to focus on food because this is the most vulnerable area. We had an allotment project outside the town but we've realised we need another one that people can walk to," she explains. Fada has also set up a mobile gardening group made up of volunteers who will cultivate people's gardens for them. "We also want to plant fruit and nut trees in a move away from decorative gardens to edible landscapes," says Park.
"What we've found is that people are interested but they can't commit to day-to-day involvement. The concept of peak oil and the decline in supply of fossil fuels and the fact that everything will be more expensive and less accessible hasn't struck people yet," she says.
"It can be confrontational to suggest that this will be the case so we feel we have to introduce the ideas in a sensitive way by focusing on the solutions and getting the community - particularly young people - involved so then there will be lots of benefits for people."
Getting more local people involved in transition town initiatives is definitely the next step. Even in Kinsale, a survey has pointed out that only about 55 per cent of local people were aware of the initiative.
"It's a question of chipping away and liaising with other community groups in the town," says Harvey.
The Irish Times
www.buckplanning.ie
The tearing of the Green
Plans for the Metro North line entail excavating a large section of St Stephen's Green at huge cost. But some are questioning the wisdom of using the Green as a transport hub, and worry that the work will forever alter the character of the park. Frank McDonald Environment Editor reports
ON NOVEMBER 1ST, 2005, at the Government's fanfare launch of its €34 billion Transport 21 investment programme, then minister for transport Martin Cullen announced that St Stephen's Green would become the capital's key transport hub. "It will be to Dublin what Grand Central is to New York," he said.
A discreet veil was drawn over the environmental impact of this radical proposal, particularly on the much-loved park that was given to the people of Dublin in 1880 by Sir Arthur Edward Guinness, Lord Ardilaun, under an Act of Parliament entrusting its long-term care to the Commissioners of Public Works.
Although the route of Metro North - the proposed line linking St Stephen's Green with Dublin Airport and Swords - is shown on maps that are publicly available on the Railway Procurement Agency's website (www.rpa.ie), the detail of what is being planned in and around the Green is not immediately evident.
However, design drawings seen by The Irish Times clearly show that at least a quarter of the park would be devastated by the scheme. It would, in effect, be turned into a vast construction site, requiring the removal of the landmark Fusiliers' Arch at its northwestern corner, dozens of mature trees and a large part of the lake.
In order to create the underground concourse and platforms for the proposed "Grand Central" station, a huge hole more than 20 metres deep and 160 metres long would be excavated at this location, extending beyond the railings from a point opposite the Fitzwilliam Hotel to a point opposite the St Stephen's Green Club.
This "cut-and-cover" project would take at least three years to complete, requiring some traffic diversions in the area. Excavated material would be removed by trucks using an access point on the north side of the Green and running down Dawson Street. Operation of the Sandyford Luas line would be unaffected.
To facilitate the movement of Metro North trains at their terminus station, the twin tracks would be burrowed under the middle of the park towards its southeastern corner and there would also be a large turnback loop, which is apparently to be tunnelled using the same "drill and blast" technique common in coal mining.
The St Stephen's Green station on CIÉ's planned rail interconnector, or "Dart Underground", linking Heuston Station with Spencer Dock, would also have a negative impact at ground level. A 200-metre stretch along the northern side of the Green would be turned into a construction site, with the loss of more trees.
Its station would be constructed on a transverse axis, partly beneath the Metro North station, using more "drill and blast" excavation underground, requiring the removal of some 8,000 truckloads of material. However, it is unclear at this stage whether these two projects by rival agencies will proceed in tandem.
Even after the park is restored with replacement trees and the Fusiliers' Arch and lake are reinstated, the character of St Stephen's Green would be permanently altered by visible - and discordant - elements of the two stations above-ground, including ventilation ducts, emergency escape stairs and other accoutrements.
For example, the drawings prepared by the RPA and consultant engineers Jacobs International show a cluster of air vents on the island in the park's lake which is a refuge for ducks and waterhens.
No wonder the Office of Public Works (OPW) was "aghast" when it was first shown the plans, according to a source.
When the Sandyford Luas line and its current terminus on the west side of St Stephen's Green was under construction, the OPW was so protective of the park and its curtilage that it wouldn't even permit any encroachment on the footpath outside. Now, it is faced with the prospect of much of the Green becoming a building site.
"It beggars belief that four decades after the battle to save Hume Street they're now planning to demolish St Stephen's Green," said one engineer who examined the detailed drawings. "But it's clear that the Green was selected [ for construction of the station] because it's a wonderful works site, a big open space."
IN 2006, THE Green was shortlisted for the Academy of Urbanism's Great Place award. The academy's poet in residence, Ian McMillan, wrote that "every city needs a green like this/To pause for a moment in the city's throng/This green is a smile and this green is a kiss/ And Dublin is the city where St Stephen's Green belongs".
An OPW spokesman said it was liaising with both the RPA and CIÉ to mitigate the environmental impact of the metro and rail interconnector works. He also pointed out that, technically, the park is now vested in the Minister for the Environment and said an amendment to the 1877 St Stephen's Green Act would probably be needed.
John Costigan, managing director of the Gaiety Theatre, has also expressed concern that one of the twin-bore metro tunnels would come perilously close to its fly-tower, which was rebuilt in recent years on steel piles with a depth of 10 or 11 metres, and that the theatre could be affected by vibrations from the metro.
It is clear that the "Grand Central" plan was driven by the Sandyford Luas line terminating on the west side of St Stephen's Green. But since the Luas line is to be extended northwards, via Dawson Street and College Green - as originally planned, until the Government ditched it in 1998 - it would be duplicating Metro North.
THE COST OF the 17km metro line was estimated at €4.58 billion in 2004, though this was never publicly admitted by the RPA. With construction cost inflation since then, plus the addition of a new station at Parnell Square and agreement to put the line underground in Ballymun, the figure could now be as high as €6 billion. That would work out at €353 million per kilometre for a single line which, the RPA admits, would carry elongated Luas-type trams rather than heavy rail metro trains. This contrasts with €60 million per kilometre for the extension of the Tallaght Luas line in Docklands - the most expensive Luas project to date.
Even on the basis of that high figure, the RPA could build more than 100 kilometres of street-running Luas lines for the price of Metro North - and a lot more at a lower cost per kilometre. Such a change of plan would give Dublin a light rail network, serving many more areas than the limited Swords-St Stephen's Green corridor.
Given Metro North's price tag, which the RPA has been trying to reduce by cutting back on station design, it would make more sense to terminate it at O'Connell Bridge or, better still, underneath Tara Street station. If this was done, the rail interconnector's cost could also be cut because it wouldn't have to swing south to Stephen's Green.
The cost of Metro North could also be reduced by substituting a surface-running Luas line between Dublin Airport and Swords. Another obvious cost-cutting measure would involve boring a single tunnel wide enough to carry trains in both directions, rather than the separate tunnels for each track currently proposed.
The RPA is in the process of selecting a "preferred bidder" for the Metro North project from a shortlist of four consortiums and preparing an environmental impact statement, with a view to making a formal application for a railway order in August. By then, the design of the project will be set, sealing the fate of St Stephen's Green.
WHO CALLS THE SHOTS THE MAYOR, THE MINISTER OR THE TRANSPORT AUTHORITY?
THE PROPOSAL in this week's Green Paper on local government that the Dublin Transport Authority (DTA) is to be chaired by whoever becomes the capital's first directly-elected mayor will compensate only partly for a significant democratic deficit in the authority's composition.
The Minister for the Environment, John Gormley, said he had got the agreement of his colleague, Minister for Transport Noel Dempsey, that the mayor would chair the DTA - in 2011; as currently framed, this powerful new body would be headed by a ministerial appointee.
The Dublin Transport Authority Bill, published last week, provides that none of the 10 members of the authority would be elected representatives, and that only four of the 12 on its advisory council would be members of the Dublin and Mid-East regional authorities. The rest would all be appointees of the Minister for Transport - chosen, the Bill says, on the basis of their expertise in "relevant disciplines", such as finance, transport or planning - as well as ex-officio members such as Dublin city manager John Tierney.
Lest there be any impression that the DTA is not a creature of central government, there are no less than 230 direct references to the Minister in its 78 pages - mainly dealing with his powers to order the affairs of the authority; in this respect, it is par for the course. Establishment of the DTA, according to the explanatory memorandum, "will ensure, for the first time, that there is a single, properly accountable body with overall responsibility for surface transport in the Greater Dublin Area" (GDA), which includes Meath, Kildare and Wicklow.
Its general functions will include strategic transport planning, provision of public transport services and infrastructure and traffic management. It will also take over responsibility from the Railway Procurement Agency (RPA) for the thorny issue of introducing integrated ticketing. But the RPA will stay in business, with continuing responsibility for the delivery of Luas and metro projects. Indeed, the agency fought an evidently successful bureaucratic battle against an earlier, apparently firm proposal that it would simply be subsumed into the DTA.
The only body that is to be dissolved under the legislation is the Dublin Transportation Office, which has performed a co-ordinating role for transport in the region and was also the originator of the metro plan - now causing "wigs on the Green" as details of its design emerge.
The DTA's first duty will be to prepare a six-year transport strategy for the GDA - in consultation with the local authorities as well as the wider community - covering investment in infrastructure, and the procurement and integration of public transport services. In preparing its integrated implementation plan, the DTA will get written guidance from the Minister on "multi-annual funding arrangements", though it will be obliged to have "due regard" for "the most beneficial, effective and efficient use of Exchequer resources". Where possible, the DTA is required to secure the provision of public transport infrastructure through existing agencies, such as the National Roads Authority, the local authorities, Iarnród Éireann and the RPA - though it will have "step-in" powers, if any of these fail. However, the Bill does nothing to liberalise or open up the Dublin bus market. The "exclusive rights" of Bus Éireann, Dublin Bus and Iarnród Éireann to operate the services they currently provide are reaffirmed, and the DTA is obliged to award them direct contracts.
One of the most significant provisions of the Bill is the land use planning powers it gives the new agency. In future, there will be an onus on the GDA's seven local authorities to ensure that their development plans are consistent with the DTA's transport strategy. The Dublin and Mid-East regional authorities, though largely powerless, will also be required to include a statement in their regional planning guidelines "explaining how there will be effective integration of transport and land use planning", the memorandum says.
Furthermore, the 2000 Planning Act is being amended to give the Minister for the Environment power to direct any of the GDA's local authorities to review or vary their draft development plan to ensure that its objectives are consistent with the DTA's transport strategy.
Another amendment to the Planning Act will make it easier for the local authorities to refuse planning permission for any development that would be inconsistent with the transport strategy, because they wouldn't risk having to pay compensation to disappointed developers.
The Irish Times
www.buckplanning.ie
ON NOVEMBER 1ST, 2005, at the Government's fanfare launch of its €34 billion Transport 21 investment programme, then minister for transport Martin Cullen announced that St Stephen's Green would become the capital's key transport hub. "It will be to Dublin what Grand Central is to New York," he said.
A discreet veil was drawn over the environmental impact of this radical proposal, particularly on the much-loved park that was given to the people of Dublin in 1880 by Sir Arthur Edward Guinness, Lord Ardilaun, under an Act of Parliament entrusting its long-term care to the Commissioners of Public Works.
Although the route of Metro North - the proposed line linking St Stephen's Green with Dublin Airport and Swords - is shown on maps that are publicly available on the Railway Procurement Agency's website (www.rpa.ie), the detail of what is being planned in and around the Green is not immediately evident.
However, design drawings seen by The Irish Times clearly show that at least a quarter of the park would be devastated by the scheme. It would, in effect, be turned into a vast construction site, requiring the removal of the landmark Fusiliers' Arch at its northwestern corner, dozens of mature trees and a large part of the lake.
In order to create the underground concourse and platforms for the proposed "Grand Central" station, a huge hole more than 20 metres deep and 160 metres long would be excavated at this location, extending beyond the railings from a point opposite the Fitzwilliam Hotel to a point opposite the St Stephen's Green Club.
This "cut-and-cover" project would take at least three years to complete, requiring some traffic diversions in the area. Excavated material would be removed by trucks using an access point on the north side of the Green and running down Dawson Street. Operation of the Sandyford Luas line would be unaffected.
To facilitate the movement of Metro North trains at their terminus station, the twin tracks would be burrowed under the middle of the park towards its southeastern corner and there would also be a large turnback loop, which is apparently to be tunnelled using the same "drill and blast" technique common in coal mining.
The St Stephen's Green station on CIÉ's planned rail interconnector, or "Dart Underground", linking Heuston Station with Spencer Dock, would also have a negative impact at ground level. A 200-metre stretch along the northern side of the Green would be turned into a construction site, with the loss of more trees.
Its station would be constructed on a transverse axis, partly beneath the Metro North station, using more "drill and blast" excavation underground, requiring the removal of some 8,000 truckloads of material. However, it is unclear at this stage whether these two projects by rival agencies will proceed in tandem.
Even after the park is restored with replacement trees and the Fusiliers' Arch and lake are reinstated, the character of St Stephen's Green would be permanently altered by visible - and discordant - elements of the two stations above-ground, including ventilation ducts, emergency escape stairs and other accoutrements.
For example, the drawings prepared by the RPA and consultant engineers Jacobs International show a cluster of air vents on the island in the park's lake which is a refuge for ducks and waterhens.
No wonder the Office of Public Works (OPW) was "aghast" when it was first shown the plans, according to a source.
When the Sandyford Luas line and its current terminus on the west side of St Stephen's Green was under construction, the OPW was so protective of the park and its curtilage that it wouldn't even permit any encroachment on the footpath outside. Now, it is faced with the prospect of much of the Green becoming a building site.
"It beggars belief that four decades after the battle to save Hume Street they're now planning to demolish St Stephen's Green," said one engineer who examined the detailed drawings. "But it's clear that the Green was selected [ for construction of the station] because it's a wonderful works site, a big open space."
IN 2006, THE Green was shortlisted for the Academy of Urbanism's Great Place award. The academy's poet in residence, Ian McMillan, wrote that "every city needs a green like this/To pause for a moment in the city's throng/This green is a smile and this green is a kiss/ And Dublin is the city where St Stephen's Green belongs".
An OPW spokesman said it was liaising with both the RPA and CIÉ to mitigate the environmental impact of the metro and rail interconnector works. He also pointed out that, technically, the park is now vested in the Minister for the Environment and said an amendment to the 1877 St Stephen's Green Act would probably be needed.
John Costigan, managing director of the Gaiety Theatre, has also expressed concern that one of the twin-bore metro tunnels would come perilously close to its fly-tower, which was rebuilt in recent years on steel piles with a depth of 10 or 11 metres, and that the theatre could be affected by vibrations from the metro.
It is clear that the "Grand Central" plan was driven by the Sandyford Luas line terminating on the west side of St Stephen's Green. But since the Luas line is to be extended northwards, via Dawson Street and College Green - as originally planned, until the Government ditched it in 1998 - it would be duplicating Metro North.
THE COST OF the 17km metro line was estimated at €4.58 billion in 2004, though this was never publicly admitted by the RPA. With construction cost inflation since then, plus the addition of a new station at Parnell Square and agreement to put the line underground in Ballymun, the figure could now be as high as €6 billion. That would work out at €353 million per kilometre for a single line which, the RPA admits, would carry elongated Luas-type trams rather than heavy rail metro trains. This contrasts with €60 million per kilometre for the extension of the Tallaght Luas line in Docklands - the most expensive Luas project to date.
Even on the basis of that high figure, the RPA could build more than 100 kilometres of street-running Luas lines for the price of Metro North - and a lot more at a lower cost per kilometre. Such a change of plan would give Dublin a light rail network, serving many more areas than the limited Swords-St Stephen's Green corridor.
Given Metro North's price tag, which the RPA has been trying to reduce by cutting back on station design, it would make more sense to terminate it at O'Connell Bridge or, better still, underneath Tara Street station. If this was done, the rail interconnector's cost could also be cut because it wouldn't have to swing south to Stephen's Green.
The cost of Metro North could also be reduced by substituting a surface-running Luas line between Dublin Airport and Swords. Another obvious cost-cutting measure would involve boring a single tunnel wide enough to carry trains in both directions, rather than the separate tunnels for each track currently proposed.
The RPA is in the process of selecting a "preferred bidder" for the Metro North project from a shortlist of four consortiums and preparing an environmental impact statement, with a view to making a formal application for a railway order in August. By then, the design of the project will be set, sealing the fate of St Stephen's Green.
WHO CALLS THE SHOTS THE MAYOR, THE MINISTER OR THE TRANSPORT AUTHORITY?
THE PROPOSAL in this week's Green Paper on local government that the Dublin Transport Authority (DTA) is to be chaired by whoever becomes the capital's first directly-elected mayor will compensate only partly for a significant democratic deficit in the authority's composition.
The Minister for the Environment, John Gormley, said he had got the agreement of his colleague, Minister for Transport Noel Dempsey, that the mayor would chair the DTA - in 2011; as currently framed, this powerful new body would be headed by a ministerial appointee.
The Dublin Transport Authority Bill, published last week, provides that none of the 10 members of the authority would be elected representatives, and that only four of the 12 on its advisory council would be members of the Dublin and Mid-East regional authorities. The rest would all be appointees of the Minister for Transport - chosen, the Bill says, on the basis of their expertise in "relevant disciplines", such as finance, transport or planning - as well as ex-officio members such as Dublin city manager John Tierney.
Lest there be any impression that the DTA is not a creature of central government, there are no less than 230 direct references to the Minister in its 78 pages - mainly dealing with his powers to order the affairs of the authority; in this respect, it is par for the course. Establishment of the DTA, according to the explanatory memorandum, "will ensure, for the first time, that there is a single, properly accountable body with overall responsibility for surface transport in the Greater Dublin Area" (GDA), which includes Meath, Kildare and Wicklow.
Its general functions will include strategic transport planning, provision of public transport services and infrastructure and traffic management. It will also take over responsibility from the Railway Procurement Agency (RPA) for the thorny issue of introducing integrated ticketing. But the RPA will stay in business, with continuing responsibility for the delivery of Luas and metro projects. Indeed, the agency fought an evidently successful bureaucratic battle against an earlier, apparently firm proposal that it would simply be subsumed into the DTA.
The only body that is to be dissolved under the legislation is the Dublin Transportation Office, which has performed a co-ordinating role for transport in the region and was also the originator of the metro plan - now causing "wigs on the Green" as details of its design emerge.
The DTA's first duty will be to prepare a six-year transport strategy for the GDA - in consultation with the local authorities as well as the wider community - covering investment in infrastructure, and the procurement and integration of public transport services. In preparing its integrated implementation plan, the DTA will get written guidance from the Minister on "multi-annual funding arrangements", though it will be obliged to have "due regard" for "the most beneficial, effective and efficient use of Exchequer resources". Where possible, the DTA is required to secure the provision of public transport infrastructure through existing agencies, such as the National Roads Authority, the local authorities, Iarnród Éireann and the RPA - though it will have "step-in" powers, if any of these fail. However, the Bill does nothing to liberalise or open up the Dublin bus market. The "exclusive rights" of Bus Éireann, Dublin Bus and Iarnród Éireann to operate the services they currently provide are reaffirmed, and the DTA is obliged to award them direct contracts.
One of the most significant provisions of the Bill is the land use planning powers it gives the new agency. In future, there will be an onus on the GDA's seven local authorities to ensure that their development plans are consistent with the DTA's transport strategy. The Dublin and Mid-East regional authorities, though largely powerless, will also be required to include a statement in their regional planning guidelines "explaining how there will be effective integration of transport and land use planning", the memorandum says.
Furthermore, the 2000 Planning Act is being amended to give the Minister for the Environment power to direct any of the GDA's local authorities to review or vary their draft development plan to ensure that its objectives are consistent with the DTA's transport strategy.
Another amendment to the Planning Act will make it easier for the local authorities to refuse planning permission for any development that would be inconsistent with the transport strategy, because they wouldn't risk having to pay compensation to disappointed developers.
The Irish Times
www.buckplanning.ie
Too early to tell whether airport city will fly
ANALYSIS: The DAA has yet to tell us how it will fund the project or how it will manage the scheme, writes Ciarán Hancock
Whatever else its critics might say, the Dublin Airport Authority cannot be accused of lacking ambition following yesterday's announcement that it plans to develop a new €4 billion "airport city" over the next 20 years.
Even Ryanair's response was muted: "We thought that was called Swords," the budget airline told The Irish Times.
It's a hugely ambitious project, particularly when funding is tight on global markets and the cost of borrowing has ticked upwards recently. That's to say nothing of the global economic downturn, the effects of which are being felt here.
It also comes at a time when the DAA is in the middle of a much-needed €2 billion revamp of its airport facilities.
The DAA says the 350-acre development is needed to secure its long-term future and hinted that the revenue streams that the new business district will generate could be used to keep airport charges in check.
DAA chief executive Declan Collier estimated that it would generate about €600 million in revenues for the airport manager over the lifetime of the construction.
This is not to be sniffed at, although the devil will be in the detail. The DAA has yet to tell us how it will fund the project or how it will manage the scheme.
The expectation is that a separate company, with significant private sector involvement, will be set up to manage the construction and operation of the project.
Quite what return the DAA will generate on a continual basis remains to be seen. The €4 billion price tag might also turn out to be just a stab in the dark.
Taoiseach Bertie Ahern said it would be a "strategic gateway" for the national economy and would strengthen the attractiveness of the Dublin-Belfast economic corridor.
The 30,000 jobs will be a huge boon to the area, which explains why Fingal County Council is enthusiastically on board. But only 10,000 will be "new" jobs. The rest will be displaced from other parts of the city or country.
Will there be sufficient demand or will this simply be a white elephant in post-Celtic Tiger Ireland?
The Irish economy has slowed dramatically this year - Goodbody Stockbrokers predicted this week that GDP growth could be just 1.1 per cent.
DAA chairman Gary McGann acknowledged that there are risks involved. "We're planning to take a risk-managed approach," he explained, adding that each phase would be pre-funded and pre-let to tenants.
Airport cities are nothing new. They exist across the United States and in many European capitals. Schiphol in Amsterdam is a good example. China has 15 in various stages of planning.
The trick is making them fly. Dublin Airport City, if completed to plan, would be about one-third the size of the London Docklands, a rather sterile area at night.
But, Park West in Dublin has failed so far to establish itself as a vibrant business district and not just another traffic-choked over-sized industrial estate.
The DAA's plan has to deliver something totally different and more sustainable. With nothing more than a few computer-generated graphics to go on, it's too early to say if the project will actually get off the ground.
Key figures
Cost: €4 billion
Site: 350 acres east of Dublin airport
Size: 600,000sq m of offices; 40,000sq m of retail, hotel and conference facilities
Projected employment: 30,000 (10,000 new jobs to be created)
Time frame: 15 to 20 years, with the first tenants expected in 2012/2013
The Irish Times
www.buckplanning.ie
Whatever else its critics might say, the Dublin Airport Authority cannot be accused of lacking ambition following yesterday's announcement that it plans to develop a new €4 billion "airport city" over the next 20 years.
Even Ryanair's response was muted: "We thought that was called Swords," the budget airline told The Irish Times.
It's a hugely ambitious project, particularly when funding is tight on global markets and the cost of borrowing has ticked upwards recently. That's to say nothing of the global economic downturn, the effects of which are being felt here.
It also comes at a time when the DAA is in the middle of a much-needed €2 billion revamp of its airport facilities.
The DAA says the 350-acre development is needed to secure its long-term future and hinted that the revenue streams that the new business district will generate could be used to keep airport charges in check.
DAA chief executive Declan Collier estimated that it would generate about €600 million in revenues for the airport manager over the lifetime of the construction.
This is not to be sniffed at, although the devil will be in the detail. The DAA has yet to tell us how it will fund the project or how it will manage the scheme.
The expectation is that a separate company, with significant private sector involvement, will be set up to manage the construction and operation of the project.
Quite what return the DAA will generate on a continual basis remains to be seen. The €4 billion price tag might also turn out to be just a stab in the dark.
Taoiseach Bertie Ahern said it would be a "strategic gateway" for the national economy and would strengthen the attractiveness of the Dublin-Belfast economic corridor.
The 30,000 jobs will be a huge boon to the area, which explains why Fingal County Council is enthusiastically on board. But only 10,000 will be "new" jobs. The rest will be displaced from other parts of the city or country.
Will there be sufficient demand or will this simply be a white elephant in post-Celtic Tiger Ireland?
The Irish economy has slowed dramatically this year - Goodbody Stockbrokers predicted this week that GDP growth could be just 1.1 per cent.
DAA chairman Gary McGann acknowledged that there are risks involved. "We're planning to take a risk-managed approach," he explained, adding that each phase would be pre-funded and pre-let to tenants.
Airport cities are nothing new. They exist across the United States and in many European capitals. Schiphol in Amsterdam is a good example. China has 15 in various stages of planning.
The trick is making them fly. Dublin Airport City, if completed to plan, would be about one-third the size of the London Docklands, a rather sterile area at night.
But, Park West in Dublin has failed so far to establish itself as a vibrant business district and not just another traffic-choked over-sized industrial estate.
The DAA's plan has to deliver something totally different and more sustainable. With nothing more than a few computer-generated graphics to go on, it's too early to say if the project will actually get off the ground.
Key figures
Cost: €4 billion
Site: 350 acres east of Dublin airport
Size: 600,000sq m of offices; 40,000sq m of retail, hotel and conference facilities
Projected employment: 30,000 (10,000 new jobs to be created)
Time frame: 15 to 20 years, with the first tenants expected in 2012/2013
The Irish Times
www.buckplanning.ie
Plan to move Dublin Port meets wide approval
THREE-QUARTERS of respondents to a Dublin City Council study on the future of Dublin Bay have said that they want Dublin Port moved out of the city to an alternative location on the east coast, while just over 6 per cent said that the port should stay.
Some 400 submissions were made to the council on its plan, which proposed relocation of the port and development of a new "city quarter" on port lands.
The plan, which also considers the environmental issues surrounding the future of the bay, was released to public consultation last year. The report on the submissions received has now been published by the council.
The report, by consultants CDM, found that the "overwhelming majority" of respondents favoured relocating the port. The following were suggested as possible locations: Drogheda, Co Louth; Bremore near Balbriggan in north Co Dublin; Greenore, Co Louth; and Arklow, Co Wicklow.
Just 26 respondents were against moving the port. Of these, 20 were members of the public or residents' associations, and two were yacht/boat clubs. The remaining objectors were Dublin Port Company (DPC), Ecocem (a tenant on port lands), Tommy Broughan, Labour's transport and marine spokesman, Labour TD Ruairí Quinn and Fianna Fáil senator Ivor Callely.
The report is critical of the port company's response to the study. It says that while the company commissioned several reports in response to it, "very few new facts were presented" and the potential benefits put forward were not addressed by the submission.
The report also notes that the port company claimed an identical-sized land bank to what it currently owns in Dublin Bay would need to be acquired before the port could be relocated.
In its submission, Dublin Port Company said that moving would increase travel times and costs and would damage Ireland's attractiveness as a business location. The Harbours Act 1946 stated that the DPC had the right to revoke property rights given to tenants only if the land was needed for port-related uses, it said. It claimed that the €750 million spent on the Dublin Port Tunnel would be largely wasted if it was not used by port traffic.
The council's study said that relocation of the port would be the best option for the future of the area in terms of housing and social needs, the local and national economy and the environment. Relocation would also be the best option for the efficiency of port operations and for the growth of its market in exports and imports.
Under the relocation proposal almost 260 hectares of port land would be redeveloped, providing 28,000 new housing units, 1.19 million sq m (12.8 million sq ft) of office space and 300,000 sq m (3.23 million sq ft) of retail space. The entire project would be completed in 25 years.
The Irish Times
www.buckplanning.ie
Some 400 submissions were made to the council on its plan, which proposed relocation of the port and development of a new "city quarter" on port lands.
The plan, which also considers the environmental issues surrounding the future of the bay, was released to public consultation last year. The report on the submissions received has now been published by the council.
The report, by consultants CDM, found that the "overwhelming majority" of respondents favoured relocating the port. The following were suggested as possible locations: Drogheda, Co Louth; Bremore near Balbriggan in north Co Dublin; Greenore, Co Louth; and Arklow, Co Wicklow.
Just 26 respondents were against moving the port. Of these, 20 were members of the public or residents' associations, and two were yacht/boat clubs. The remaining objectors were Dublin Port Company (DPC), Ecocem (a tenant on port lands), Tommy Broughan, Labour's transport and marine spokesman, Labour TD Ruairí Quinn and Fianna Fáil senator Ivor Callely.
The report is critical of the port company's response to the study. It says that while the company commissioned several reports in response to it, "very few new facts were presented" and the potential benefits put forward were not addressed by the submission.
The report also notes that the port company claimed an identical-sized land bank to what it currently owns in Dublin Bay would need to be acquired before the port could be relocated.
In its submission, Dublin Port Company said that moving would increase travel times and costs and would damage Ireland's attractiveness as a business location. The Harbours Act 1946 stated that the DPC had the right to revoke property rights given to tenants only if the land was needed for port-related uses, it said. It claimed that the €750 million spent on the Dublin Port Tunnel would be largely wasted if it was not used by port traffic.
The council's study said that relocation of the port would be the best option for the future of the area in terms of housing and social needs, the local and national economy and the environment. Relocation would also be the best option for the efficiency of port operations and for the growth of its market in exports and imports.
Under the relocation proposal almost 260 hectares of port land would be redeveloped, providing 28,000 new housing units, 1.19 million sq m (12.8 million sq ft) of office space and 300,000 sq m (3.23 million sq ft) of retail space. The entire project would be completed in 25 years.
The Irish Times
www.buckplanning.ie
€200m retail park for Tralee GAA site approved
TRALEE TOWN Council yesterday gave planning permission for a multimillion euro retail park in the historic GAA grounds of the Austin Stack Park.
Councillors in the Co Kerry town had rezoned the grounds last October to accommodate retail use. The planned €200 million development is being spearheaded by local businessmen Seamus O'Halloran and John Casey.
The project will see the GAA transfer to the Ballybeggan racecourse and coursing grounds outside the town in an area under the remit of Kerry County Council.
A 630-page planning application for housing in addition to playing pitches, a 15,000-seater stadium, offices and retail units in Ballybeggan has also been lodged.
However, there has been resistance to both applications.
In the case of the Austin Stack project, town centre traders have objected and it is likely yesterday's town council decision will be appealed to An Bord Pleanála.
Residents, members of religious orders, environmental organisations, the National Roads Authority and a grandnephew of the patriot Austin Stack are among the objectors .
But the mayor of Tralee, Cllr Miriam McGillicuddy, said she was "absolutely thrilled" with yesterday's decision. "It is a tremendous project and will be very good for business locally. The fact that the office element will include financial services is also a major plus."
Sinn Féin town councillor Cathal Foley said: "Tralee has been in serious need of job creation and this development could provide up to . . . 1,000 jobs in the long term."
The Irish Times
www.buckplanning.ie
Councillors in the Co Kerry town had rezoned the grounds last October to accommodate retail use. The planned €200 million development is being spearheaded by local businessmen Seamus O'Halloran and John Casey.
The project will see the GAA transfer to the Ballybeggan racecourse and coursing grounds outside the town in an area under the remit of Kerry County Council.
A 630-page planning application for housing in addition to playing pitches, a 15,000-seater stadium, offices and retail units in Ballybeggan has also been lodged.
However, there has been resistance to both applications.
In the case of the Austin Stack project, town centre traders have objected and it is likely yesterday's town council decision will be appealed to An Bord Pleanála.
Residents, members of religious orders, environmental organisations, the National Roads Authority and a grandnephew of the patriot Austin Stack are among the objectors .
But the mayor of Tralee, Cllr Miriam McGillicuddy, said she was "absolutely thrilled" with yesterday's decision. "It is a tremendous project and will be very good for business locally. The fact that the office element will include financial services is also a major plus."
Sinn Féin town councillor Cathal Foley said: "Tralee has been in serious need of job creation and this development could provide up to . . . 1,000 jobs in the long term."
The Irish Times
www.buckplanning.ie
North Mayo residents propose deal on location of gas refinery
NORTH MAYO residents opposed to the Corrib gas pipeline have dropped their demand for a gas refinery to be built at sea and are backing a compromise solution to the long-running controversy.
A statement due to be issued tomorrow by seven community leaders in Erris says that all of the problems surrounding the Bellanaboy refinery site and its controversial onshore high-pressure pipeline would be "solved in one move", if the developers - Shell, Statoil and Marathon - agreed to relocate the refinery.
The seven - Mary and Willie Corduff, Philip and Vincent McGrath, PJ Moran, Pat O'Donnell and Caitlín Uí Seighin - have all been key supporters of the Mayo Shell to Sea campaign.
That campaign was formed after Mr Corduff, Philip and Vincent McGrath, Micheál Ó Seighin and Brendan Philbin were jailed for 94 days over opposition to the pipeline in 2005.
Earlier this month, the seven travelled to Norway with Labour Party president Michael D Higgins, Green Party councillor Niall Ó Brolcháin and Sinn Féin councillor Noel Campbell in a bid to break the current impasse.
The group met StatoilHydro, a partner in the Corrib gas project, and received support from the federation of oil and gas workers' unions, SAFE, representing 8,700 members.
StatoilHydro commented afterwards that the chances of moving the refinery were "close to zero".
However, in an implicit criticism of the role of Irish statutory authorities, Helge Hatlestad, StatoilHydro's vice-president (exploration and production) for western Europe, said he believed it was "very unfortunate" that the concerns voiced by the north Mayo community had not been listened to during the planning stages of the project in 2000/2001.
Speaking earlier this month, Mr Hatlestad said: "We've learned in Norway that there is a need for these sort of discussions, for consultation and communication, before a project is sanctioned . . . It becomes commercially unviable to do something different once a project has started."
The current refinery project at Bellanaboy, which involves a 9km linking onshore pipeline, is about 30 per cent complete. However, the developers are preparing to seek planning and other statutory approvals for a modified pipeline route, which was announced last week.
The community leaders say they support the compromise alternative location proposed by three priests in Kilcommon parish, Fr Michael Nallen, Fr Michael Gilroy and Fr Seán Noone, in letters last year to Minister for Energy Eamon Ryan.
This location at Glinsk, near Belderrig, was identified by Shell consultants, RPS, last summer as a potential landfall during initial work on modifying onshore pipeline routes.
However, the consultants were excluded from involvement in any aspect of the refinery, then under construction, and this option was dropped from subsequent shortlists.
Glinsk has no housing within several miles of the exposed area of bogland, but Shell consultants had noted in their assessment for the pipeline survey that the exposed landfall had steep cliffs of greater than 50 metres.
The statement, due to be issued tomorrow, calls for serious consideration of this compromise as the "first real attempt at finding a solution to the ongoing dispute that understands the many concerns surrounding the current location".
"Our stance has never been anti-gas, but our priority has always been health, safety and the environment, and this remains the case," the statement says.
"This proposal has come about after a series of events, culminating in our recent visit to Norway.
"This conflict has always been capable of being resolved by agreement and respect, and we call on all genuinely interested parties to respond positively to this move," it says.
"Failure to do so would inevitably see the situation revert to compulsory land acquisition, court orders, court cases, conflict, and more suffering and trauma for our families, neighbours and community.
"The current Corrib project has done untold damage to this community, the reputations of Shell, Statoil and successive governments, and the integrity of numerous State agencies.
"We sincerely hope that this chance for agreement is not lost, as it represents a clearly long-overdue opportunity for resolution, agreement and healing," the statement says.
The Irish Times
www.buckplaning.ie
A statement due to be issued tomorrow by seven community leaders in Erris says that all of the problems surrounding the Bellanaboy refinery site and its controversial onshore high-pressure pipeline would be "solved in one move", if the developers - Shell, Statoil and Marathon - agreed to relocate the refinery.
The seven - Mary and Willie Corduff, Philip and Vincent McGrath, PJ Moran, Pat O'Donnell and Caitlín Uí Seighin - have all been key supporters of the Mayo Shell to Sea campaign.
That campaign was formed after Mr Corduff, Philip and Vincent McGrath, Micheál Ó Seighin and Brendan Philbin were jailed for 94 days over opposition to the pipeline in 2005.
Earlier this month, the seven travelled to Norway with Labour Party president Michael D Higgins, Green Party councillor Niall Ó Brolcháin and Sinn Féin councillor Noel Campbell in a bid to break the current impasse.
The group met StatoilHydro, a partner in the Corrib gas project, and received support from the federation of oil and gas workers' unions, SAFE, representing 8,700 members.
StatoilHydro commented afterwards that the chances of moving the refinery were "close to zero".
However, in an implicit criticism of the role of Irish statutory authorities, Helge Hatlestad, StatoilHydro's vice-president (exploration and production) for western Europe, said he believed it was "very unfortunate" that the concerns voiced by the north Mayo community had not been listened to during the planning stages of the project in 2000/2001.
Speaking earlier this month, Mr Hatlestad said: "We've learned in Norway that there is a need for these sort of discussions, for consultation and communication, before a project is sanctioned . . . It becomes commercially unviable to do something different once a project has started."
The current refinery project at Bellanaboy, which involves a 9km linking onshore pipeline, is about 30 per cent complete. However, the developers are preparing to seek planning and other statutory approvals for a modified pipeline route, which was announced last week.
The community leaders say they support the compromise alternative location proposed by three priests in Kilcommon parish, Fr Michael Nallen, Fr Michael Gilroy and Fr Seán Noone, in letters last year to Minister for Energy Eamon Ryan.
This location at Glinsk, near Belderrig, was identified by Shell consultants, RPS, last summer as a potential landfall during initial work on modifying onshore pipeline routes.
However, the consultants were excluded from involvement in any aspect of the refinery, then under construction, and this option was dropped from subsequent shortlists.
Glinsk has no housing within several miles of the exposed area of bogland, but Shell consultants had noted in their assessment for the pipeline survey that the exposed landfall had steep cliffs of greater than 50 metres.
The statement, due to be issued tomorrow, calls for serious consideration of this compromise as the "first real attempt at finding a solution to the ongoing dispute that understands the many concerns surrounding the current location".
"Our stance has never been anti-gas, but our priority has always been health, safety and the environment, and this remains the case," the statement says.
"This proposal has come about after a series of events, culminating in our recent visit to Norway.
"This conflict has always been capable of being resolved by agreement and respect, and we call on all genuinely interested parties to respond positively to this move," it says.
"Failure to do so would inevitably see the situation revert to compulsory land acquisition, court orders, court cases, conflict, and more suffering and trauma for our families, neighbours and community.
"The current Corrib project has done untold damage to this community, the reputations of Shell, Statoil and successive governments, and the integrity of numerous State agencies.
"We sincerely hope that this chance for agreement is not lost, as it represents a clearly long-overdue opportunity for resolution, agreement and healing," the statement says.
The Irish Times
www.buckplaning.ie
Authority plans to build €4bn business 'city' at Dublin airport
THE DUBLIN Airport Authority (DAA) yesterday unveiled a €4 billion plan to build a new business district in the capital over the next 20 years that would employ up to 30,000 people. CIARÁN HANCOCK , Business Affairs Correspondent reports
Called Dublin Airport City, it is to be situated on 350 acres of land to the east of the existing airport complex that is not needed for airport activities. The ambitious scheme - designed by international architects HOK - envisages 600,000sq metres of office space and 40,000sq metres of retail, hotel and conference facilities.
This would make it roughly one-third the size of the London Docklands. The plan includes a 16-storey tower that could attract objections from locals and conservation groups. "It is reasonable to assume that there will be planning issues," the airport authority's chairman Gary McGann said after yesterday's launch.
Mr McGann said the plan is to cluster industries close to the airport, offering them ease of access to air travel, while only being six miles from the city centre.
No industries have been identified at this stage, although soundings had been taken with the IDA. The area was likely to prove attractive to multinationals, particularly those looking to establish head office functions in Europe, Mr McGann added.
The airport authority said the jobs in the area would be of "high quality".
IDA chief executive Barry O'Leary welcomed the plan. "This project is a vote of confidence in Dublin's future as a major centre for international commerce, increasing choice in the range and quality of property options available to companies considering locating in this region."
Speaking at the launch, Taoiseach Bertie Ahern described the plan as an "exciting new development" for the country. "It's important to plan ahead and put in train developments for the next stage of economic growth in this country," he said. The airport authority said the new "economic zone" would contribute in the region of €1 billion a year to the national economy and that the venture would be independently funded.
It is understood that the airport manager could seek investment from the National Pension Reserve Fund, which is managed for the State by the NTMA.
DAA chief executive Declan Collier stressed that the development would be "entirely ringfenced" from the DAA's €2 billion overhaul of its airport facilities, which includes a second terminal building.
Mr Collier said the new district would be built in five-year phases. The DAA will probably seek planning permission for the first phase later this year. Construction is likely to begin in 2010 with the first tenants moving in within two or three years.
The Irish Times
www.buckplanning.ie
Called Dublin Airport City, it is to be situated on 350 acres of land to the east of the existing airport complex that is not needed for airport activities. The ambitious scheme - designed by international architects HOK - envisages 600,000sq metres of office space and 40,000sq metres of retail, hotel and conference facilities.
This would make it roughly one-third the size of the London Docklands. The plan includes a 16-storey tower that could attract objections from locals and conservation groups. "It is reasonable to assume that there will be planning issues," the airport authority's chairman Gary McGann said after yesterday's launch.
Mr McGann said the plan is to cluster industries close to the airport, offering them ease of access to air travel, while only being six miles from the city centre.
No industries have been identified at this stage, although soundings had been taken with the IDA. The area was likely to prove attractive to multinationals, particularly those looking to establish head office functions in Europe, Mr McGann added.
The airport authority said the jobs in the area would be of "high quality".
IDA chief executive Barry O'Leary welcomed the plan. "This project is a vote of confidence in Dublin's future as a major centre for international commerce, increasing choice in the range and quality of property options available to companies considering locating in this region."
Speaking at the launch, Taoiseach Bertie Ahern described the plan as an "exciting new development" for the country. "It's important to plan ahead and put in train developments for the next stage of economic growth in this country," he said. The airport authority said the new "economic zone" would contribute in the region of €1 billion a year to the national economy and that the venture would be independently funded.
It is understood that the airport manager could seek investment from the National Pension Reserve Fund, which is managed for the State by the NTMA.
DAA chief executive Declan Collier stressed that the development would be "entirely ringfenced" from the DAA's €2 billion overhaul of its airport facilities, which includes a second terminal building.
Mr Collier said the new district would be built in five-year phases. The DAA will probably seek planning permission for the first phase later this year. Construction is likely to begin in 2010 with the first tenants moving in within two or three years.
The Irish Times
www.buckplanning.ie
Thursday, 24 April 2008
Council rejects Bray apartments
A COMPANY made up of Irish developers Anthony Durkan, Christopher Bennett, Joan Pierce and Conor Kevany has been refused planning permission by Dún Laoghaire Rathdown County Council to build 78 apartments in two-storey blocks at the former Solus factory at Corke Abbey in Bray, Co Dublin.
Two years ago An Bord Pleanála refused permission for 88 apartments on the site. The site's former owner, Lidl, was refused permission in 2004 for a discount store on the site.
The Irish Times
www.buckplanning.ie
Two years ago An Bord Pleanála refused permission for 88 apartments on the site. The site's former owner, Lidl, was refused permission in 2004 for a discount store on the site.
The Irish Times
www.buckplanning.ie
Bord says yes to SCR scheme
AN BORD Pleanála has given the green light for a major development with over 700 new homes on Dublin's SCR. Players Square, a joint venture between Bee Bee Developments Ireland Ltd and the Walls Group, will be built on a 4.32-hectare site on the former John Player cigarette factory site and the Bailey Gibson industrial premises.
The scheme will comprise 16 buildings from two to 12 storeys and will include a 16-class school, two crèches, two community centres, medical centre, supermarket, offices, restaurants and cafés. A pool and leisure centre are also planned.
Irish Times
www.buckplanning.ie
The scheme will comprise 16 buildings from two to 12 storeys and will include a 16-class school, two crèches, two community centres, medical centre, supermarket, offices, restaurants and cafés. A pool and leisure centre are also planned.
Irish Times
www.buckplanning.ie
Liam Carroll's plan to demolish D8 apartment block appealed
A PROPOSAL by developer Liam Carroll of Zoe Developments to demolish a late-1990s apartment block and replace it with a six-storey office building on the corner of Island Street and Watling Street in Dublin 8 has been appealed to An Bord Pleanála.
Carroll built the New Maltings block of 47 apartments in 1998 and retained ownership, renting them out.
The block was built in the same complex as another earlier apartment development called The Maltings, also built by Carroll.
Dublin City Council approved the demolition saying the apartments provide "a very poor residential amenity with small units" and said it has "a significant number of north-facing apartments and poor private open space and storage facilities".
A planner's report said residents are concerned about the loss of a residential amenity but said that the future development at the nearby Digital Hub should provide better residential amenity.
However, in an appeal to An Bord Pleanála, a resident of the Maltings said knocking an apartment block would effectively set a precedent for other Section 23 developments "to consider a more commercially attractive office or retail use, to the potential detriment of residential communities". Section 23 reliefs on the apartments are due to run out at the end of July this year.
The appellant points to the Dublin City development plan which says that it is council policy to discourage the demolition of habitable houses "unless the streetscape, environmental and amenity considerations are satisfied and there is a net increase in the number of dwellings provided".
The Irish Times
www.buckplanning.ie
Carroll built the New Maltings block of 47 apartments in 1998 and retained ownership, renting them out.
The block was built in the same complex as another earlier apartment development called The Maltings, also built by Carroll.
Dublin City Council approved the demolition saying the apartments provide "a very poor residential amenity with small units" and said it has "a significant number of north-facing apartments and poor private open space and storage facilities".
A planner's report said residents are concerned about the loss of a residential amenity but said that the future development at the nearby Digital Hub should provide better residential amenity.
However, in an appeal to An Bord Pleanála, a resident of the Maltings said knocking an apartment block would effectively set a precedent for other Section 23 developments "to consider a more commercially attractive office or retail use, to the potential detriment of residential communities". Section 23 reliefs on the apartments are due to run out at the end of July this year.
The appellant points to the Dublin City development plan which says that it is council policy to discourage the demolition of habitable houses "unless the streetscape, environmental and amenity considerations are satisfied and there is a net increase in the number of dwellings provided".
The Irish Times
www.buckplanning.ie
Plan for Clontarf Baths off to appeals board
DUBLIN BAY WATCH has said that a €10 million plan to turn Clontarf Baths into a luxury day spa and swimming pool would have a "devastating effect" on the adjacent Bull Island, a Special Protected Area (SPA).
In its appeal to An Bord Pleanála on foot of planning permission granted to Abbeybeg Ltd by Dublin City Council, Dublin Bay Watch says that any decision on the baths would be premature pending the publication of two documents - one containing consultation findings by Dublin City Council following the publication of A vision for Dublin Bay and another by the Minister for the Environment, Heritage and Local Government with proposals for a revised SPA in Dublin Bay.
Abbeybeg Ltd, headed by former Olympic swimmer Stephen Cullen, wants to demolish the sheds at the baths and build a luxury day spa with treatment rooms and a 15-metre swimming pool.
Laid out over 3,400sq m (37,000sq ft), the one-storey over basement building will also have a vitality pool with sliding glass doors opening out to the sea, heat treatment rooms, a gym, yoga area, café and hair salon.
However, Dublin Bay Watch says the building would change "the visual amenity of the promenade" from Alfie Byrne Road to the Bull Wall and says the nearby Westwood gym already caters for Clontarf and the surrounding area.
Originally built in 1864, the baths closed in the early 1990s and are now derelict.
Stephen Cullen purchased the baths in 1997 and attempts to turn the baths into a two-storey restaurant, tea rooms, gourmet food store and exhibition complex were refused by An Bord Pleanála on two occasions. Another appeal to An Bord Pleanála by residents of Clontarf Road against redevelopment of the baths refers to the previous refusals by An Bord Pleanála, overturning local authority approval.
"It is a matter of grave concern that Dublin City Council should continue to ignore the widespread objection of the local community as well as very strong signals issued by An Bord Pleanála," says the appeal.
The appeal goes on to say the location is prone to flooding, would obstruct views of the bay currently enjoyed by residents and says a 50-space car-park would be "a further eyesore".
The Irish Times
www.buckplanning.ie
In its appeal to An Bord Pleanála on foot of planning permission granted to Abbeybeg Ltd by Dublin City Council, Dublin Bay Watch says that any decision on the baths would be premature pending the publication of two documents - one containing consultation findings by Dublin City Council following the publication of A vision for Dublin Bay and another by the Minister for the Environment, Heritage and Local Government with proposals for a revised SPA in Dublin Bay.
Abbeybeg Ltd, headed by former Olympic swimmer Stephen Cullen, wants to demolish the sheds at the baths and build a luxury day spa with treatment rooms and a 15-metre swimming pool.
Laid out over 3,400sq m (37,000sq ft), the one-storey over basement building will also have a vitality pool with sliding glass doors opening out to the sea, heat treatment rooms, a gym, yoga area, café and hair salon.
However, Dublin Bay Watch says the building would change "the visual amenity of the promenade" from Alfie Byrne Road to the Bull Wall and says the nearby Westwood gym already caters for Clontarf and the surrounding area.
Originally built in 1864, the baths closed in the early 1990s and are now derelict.
Stephen Cullen purchased the baths in 1997 and attempts to turn the baths into a two-storey restaurant, tea rooms, gourmet food store and exhibition complex were refused by An Bord Pleanála on two occasions. Another appeal to An Bord Pleanála by residents of Clontarf Road against redevelopment of the baths refers to the previous refusals by An Bord Pleanála, overturning local authority approval.
"It is a matter of grave concern that Dublin City Council should continue to ignore the widespread objection of the local community as well as very strong signals issued by An Bord Pleanála," says the appeal.
The appeal goes on to say the location is prone to flooding, would obstruct views of the bay currently enjoyed by residents and says a 50-space car-park would be "a further eyesore".
The Irish Times
www.buckplanning.ie
Clarence and Connaught: a tale of two cities
Two hotels, both being refurbished: but why can't the plans for Dublin's Clarence Hotel be more like those for London's Connaught? asks Frank McDonald Environment Editor.
LUXURY HOTELS will always be with us. Even in the midst of the "credit crunch", people with money were checking in last week at the Connaught Hotel in London's Mayfair, where the cheapest room is £409 (€511) a night and lavish suites can be had for up to £1,260 (€1,573). It oozes opulence, in the way luxury hotels must and even should.
Also last week, An Bord Pleanála held an oral hearing on plans to demolish all but the front façade of the Clarence Hotel and adjoining buildings on Dublin's Wellington Quay and replace it with a much larger hotel arranged around a dramatic 'skycatcher' atrium and with the entire edifice oversailed by an elliptical flying saucer-style roof.
The connection between these two five-star hotels is the Belfast-born property developer Paddy McKillen. Along with deal-maker Derek Quinlan, he holds a major stake in the Maybourne Hotel Group, which owns the Connaught, and the pair are also partnering U2's Bono and The Edge in the proposed redevelopment of the Clarence Hotel.
Both hotels are also listed buildings, but the approach being taken to their renovation is quite different.
The Connaught is being splendidly restored and embellished, with a respectful extension to be built at the rear, whereas the Clarence would be demolished and replaced under the scheme proposed by 'starchitects' Foster + Partners.
David Evans (aka The Edge) has said that getting Norman Foster, architect of the 'Gherkin' in London, to re-do the Clarence was "an incredible coup for Dublin [that] outweighed the sacrifice of parts of ordinary period buildings". The scheme would also "soften the impact" of the Central Bank and Civic Offices, according to the architects.
But that's not how the Department of the Environment sees it. In a potentially influential submission, it concurred with the developers' environmental impact statement that the scheme "will have a significant and irreversible negative impact on the six protected structures ... because most of the existing fabric will be demolished".
The proposed interventions would not mitigate this impact, "given the considerable variation in scale, both vertically and horizontally, between the old and the new, and the location of the development in the quays conservation area". Neither did the department consider that "exceptional circumstances" had been shown to justify them.
Its submission took issue with a report by Howley Hayes Architects, commissioned by the developers: "The assertion in this report that the proposed new building fabric is of outstanding architectural merit does not of itself, in our view, constitute exceptional circumstances for demolition."
The department had been requested by An Bord Pleanála to give its view on the fundamental question of whether the mere retention of façades would be contrary to guidelines for the protection of architectural heritage. Its view was that it would, given that protected structures cover "buildings ... in their entirety", including interiors.
The same stance would be taken by English Heritage, which is why the Grade 2 listed Claridge's and Connaught hotels are being renovated sympathetically, working with rather than against their fabric. Richard Rogers, another 'starchitect', is only being let loose on Maybourne's third London hotel, the Berkeley, which dates from 1972.
Michael Blair, the architect overseeing works on the Connaught and Claridge's, calls what he's doing "urban repair" on the two hotels, both built in the 1890s. "Westminster City Council sees Mayfair as something of a museum piece so if you want to build big shiny buildings, you do it somewhere else - where it's appropriate."
He managed to persuade the council that Claridge's could take an additional two floors of bedrooms and suites on top if all of its ugly air-conditioning units and other excretions were removed and put in the basement instead. The extra floors have also been designed sympathetically, stepping back sequentially from the parapet.
"The beauty of these London hotels is that they have so much character in their own right. Claridge's maintains that Claridge's feel, even though it has gone through a constant process of refurbishment, with art deco-style en suite bathrooms added in the late 1940s, for example. At no stage would everything have been ripped out."
The chief glory of the Connaught's restoration is its chunky late empire-style grand staircase, which rises through the building from its lobby to the top floor, six storeys above. Once enclosed with a fire screen, it has not only been opened up but all of its decorative details have also been re-gilded by gold-leaf craftsmen, so that it really sparkles.
Blair says there was "a lot of debate" with English Heritage, Westminster City Council and the Grosvenor Estate (which owns the freehold) about elements of the refurbishment - such as the apparently radical move of adding a conservatory on the front, where it sweeps around the corner from Carlos Place into Mount Street.
Maybourne was fortunate that the Connaught had a large basement area between the front of the hotel and a balustrade at the back of the footpath. The new conservatory was built on top of this, with pairs of Ionic columns to match those flanking the entrance, and the glazed timber structure makes it look as if it was always there.
"We worked with the materials and architecture of the building to achieve it," says Blair. And though the new five-storey extension on Adam's Row will be contemporary in style, it will enhance rather than detract from the hotel, providing an extra 35 bedrooms (there are 93 in the old building) as well as a basement swimming pool.
Measures are also being taken to minimise the hotel's carbon footprint, including the use of heat-pumps and the provision of a sedum roof on the extension to help counteract London's "heat sink".
The extension, due for completion in July 2009, will have a layered façade and rooms of similar standard to the main hotel.
All of the older rooms are being lavishly refurbished and equipped with the latest technology. The newly decorated suites are superb and probably worth the money - if you have it. The main diningroom has yet to be done, but the staff already have a new canteen in the basement serving up the same food that paying guests get.
Michael Blair understands the desire among developers to hire star architects.
"It gives real value in the way rock stardom does. But it's also appropriate to consider the delicacy of an area, which a lot of star architects would work against. And there's a very strong residents' association in this area with definite ideas about Mayfair."
Shepherding Maybourne's £80m (€100m) refurbishment of the Connaught through the planning process was a delicate task, best suited to an architect with Blair's philosophy. Paddy McKillen deserves great credit for what Maybourne is achieving in London. It's a pity that neither he nor the U2 lads took a similar approach to the Clarence.
The Irish Times
www.buckplanning.ie
LUXURY HOTELS will always be with us. Even in the midst of the "credit crunch", people with money were checking in last week at the Connaught Hotel in London's Mayfair, where the cheapest room is £409 (€511) a night and lavish suites can be had for up to £1,260 (€1,573). It oozes opulence, in the way luxury hotels must and even should.
Also last week, An Bord Pleanála held an oral hearing on plans to demolish all but the front façade of the Clarence Hotel and adjoining buildings on Dublin's Wellington Quay and replace it with a much larger hotel arranged around a dramatic 'skycatcher' atrium and with the entire edifice oversailed by an elliptical flying saucer-style roof.
The connection between these two five-star hotels is the Belfast-born property developer Paddy McKillen. Along with deal-maker Derek Quinlan, he holds a major stake in the Maybourne Hotel Group, which owns the Connaught, and the pair are also partnering U2's Bono and The Edge in the proposed redevelopment of the Clarence Hotel.
Both hotels are also listed buildings, but the approach being taken to their renovation is quite different.
The Connaught is being splendidly restored and embellished, with a respectful extension to be built at the rear, whereas the Clarence would be demolished and replaced under the scheme proposed by 'starchitects' Foster + Partners.
David Evans (aka The Edge) has said that getting Norman Foster, architect of the 'Gherkin' in London, to re-do the Clarence was "an incredible coup for Dublin [that] outweighed the sacrifice of parts of ordinary period buildings". The scheme would also "soften the impact" of the Central Bank and Civic Offices, according to the architects.
But that's not how the Department of the Environment sees it. In a potentially influential submission, it concurred with the developers' environmental impact statement that the scheme "will have a significant and irreversible negative impact on the six protected structures ... because most of the existing fabric will be demolished".
The proposed interventions would not mitigate this impact, "given the considerable variation in scale, both vertically and horizontally, between the old and the new, and the location of the development in the quays conservation area". Neither did the department consider that "exceptional circumstances" had been shown to justify them.
Its submission took issue with a report by Howley Hayes Architects, commissioned by the developers: "The assertion in this report that the proposed new building fabric is of outstanding architectural merit does not of itself, in our view, constitute exceptional circumstances for demolition."
The department had been requested by An Bord Pleanála to give its view on the fundamental question of whether the mere retention of façades would be contrary to guidelines for the protection of architectural heritage. Its view was that it would, given that protected structures cover "buildings ... in their entirety", including interiors.
The same stance would be taken by English Heritage, which is why the Grade 2 listed Claridge's and Connaught hotels are being renovated sympathetically, working with rather than against their fabric. Richard Rogers, another 'starchitect', is only being let loose on Maybourne's third London hotel, the Berkeley, which dates from 1972.
Michael Blair, the architect overseeing works on the Connaught and Claridge's, calls what he's doing "urban repair" on the two hotels, both built in the 1890s. "Westminster City Council sees Mayfair as something of a museum piece so if you want to build big shiny buildings, you do it somewhere else - where it's appropriate."
He managed to persuade the council that Claridge's could take an additional two floors of bedrooms and suites on top if all of its ugly air-conditioning units and other excretions were removed and put in the basement instead. The extra floors have also been designed sympathetically, stepping back sequentially from the parapet.
"The beauty of these London hotels is that they have so much character in their own right. Claridge's maintains that Claridge's feel, even though it has gone through a constant process of refurbishment, with art deco-style en suite bathrooms added in the late 1940s, for example. At no stage would everything have been ripped out."
The chief glory of the Connaught's restoration is its chunky late empire-style grand staircase, which rises through the building from its lobby to the top floor, six storeys above. Once enclosed with a fire screen, it has not only been opened up but all of its decorative details have also been re-gilded by gold-leaf craftsmen, so that it really sparkles.
Blair says there was "a lot of debate" with English Heritage, Westminster City Council and the Grosvenor Estate (which owns the freehold) about elements of the refurbishment - such as the apparently radical move of adding a conservatory on the front, where it sweeps around the corner from Carlos Place into Mount Street.
Maybourne was fortunate that the Connaught had a large basement area between the front of the hotel and a balustrade at the back of the footpath. The new conservatory was built on top of this, with pairs of Ionic columns to match those flanking the entrance, and the glazed timber structure makes it look as if it was always there.
"We worked with the materials and architecture of the building to achieve it," says Blair. And though the new five-storey extension on Adam's Row will be contemporary in style, it will enhance rather than detract from the hotel, providing an extra 35 bedrooms (there are 93 in the old building) as well as a basement swimming pool.
Measures are also being taken to minimise the hotel's carbon footprint, including the use of heat-pumps and the provision of a sedum roof on the extension to help counteract London's "heat sink".
The extension, due for completion in July 2009, will have a layered façade and rooms of similar standard to the main hotel.
All of the older rooms are being lavishly refurbished and equipped with the latest technology. The newly decorated suites are superb and probably worth the money - if you have it. The main diningroom has yet to be done, but the staff already have a new canteen in the basement serving up the same food that paying guests get.
Michael Blair understands the desire among developers to hire star architects.
"It gives real value in the way rock stardom does. But it's also appropriate to consider the delicacy of an area, which a lot of star architects would work against. And there's a very strong residents' association in this area with definite ideas about Mayfair."
Shepherding Maybourne's £80m (€100m) refurbishment of the Connaught through the planning process was a delicate task, best suited to an architect with Blair's philosophy. Paddy McKillen deserves great credit for what Maybourne is achieving in London. It's a pity that neither he nor the U2 lads took a similar approach to the Clarence.
The Irish Times
www.buckplanning.ie
Protest over rural planning policies - Irish Times letters
Madam, - At a rally in Tralee, Co Kerry organised by the Irish Rural Dwellers Association to protest against rural housing policies, IRDA founder Jim Connolly talked about rural dwellers suffering from imported "British ideology" (The Irish Times, April 22nd).
As a foreign national and planner working in Clare, I take strong exception to this sort of gratuitously offensive and paranoid drivel.
Local authority professional planners recommend policies and make planning decisions based on Irish law and Government guidelines. Mr Connolly is well aware of the Sustainable Rural Housing Guidelines, published by the Department of the Environment in 2005, which urge planning authorities to adopt the very policies against which he is protesting. Clare County Council, for example, has rural housing policies in its development plan which in general provide for local rural people to build in their own area.
By attacking local authority planners in this way and as a soft target, he does the IRDA no credit whatsoever. - Yours, etc,
BILL SANSUM,
Avondale,
Newmarket on Fergus,
Co Clare.
Madam, - I note from Tuesday's edition that the IRDA was protesting against the planning restrictions on selling and developing one-off sites.
At a time when we are daily being reminded of the looming food crisis, when the argument in favour of increasing locally produced food and reducing our dependence on imports becomes ever more imperative, it seems that what we are best at growing in this country is houses. The area north of Dublin, which was once the vegetable-producing centre for the country, has been sold off for more and more housing and commercial development. It is now almost impossible to buy an Irish-grown tomato in a supermarket at the height of the tomato season.
IRDA founder Jim Connolly complains that we are suffering from "British ideology". Perhaps the British model is one we should look at more closely.
In England, rural development is centred on villages. There is hardly any new one-off housing and you don't see ribbon development along country roads. The result is a sense of community which seems to be dying out in rural areas here. - Yours, etc,
SALLY SWEENEY,
Carrigavantry,
Co Waterford.
The Irish Times
www.buckplanning.ie
As a foreign national and planner working in Clare, I take strong exception to this sort of gratuitously offensive and paranoid drivel.
Local authority professional planners recommend policies and make planning decisions based on Irish law and Government guidelines. Mr Connolly is well aware of the Sustainable Rural Housing Guidelines, published by the Department of the Environment in 2005, which urge planning authorities to adopt the very policies against which he is protesting. Clare County Council, for example, has rural housing policies in its development plan which in general provide for local rural people to build in their own area.
By attacking local authority planners in this way and as a soft target, he does the IRDA no credit whatsoever. - Yours, etc,
BILL SANSUM,
Avondale,
Newmarket on Fergus,
Co Clare.
Madam, - I note from Tuesday's edition that the IRDA was protesting against the planning restrictions on selling and developing one-off sites.
At a time when we are daily being reminded of the looming food crisis, when the argument in favour of increasing locally produced food and reducing our dependence on imports becomes ever more imperative, it seems that what we are best at growing in this country is houses. The area north of Dublin, which was once the vegetable-producing centre for the country, has been sold off for more and more housing and commercial development. It is now almost impossible to buy an Irish-grown tomato in a supermarket at the height of the tomato season.
IRDA founder Jim Connolly complains that we are suffering from "British ideology". Perhaps the British model is one we should look at more closely.
In England, rural development is centred on villages. There is hardly any new one-off housing and you don't see ribbon development along country roads. The result is a sense of community which seems to be dying out in rural areas here. - Yours, etc,
SALLY SWEENEY,
Carrigavantry,
Co Waterford.
The Irish Times
www.buckplanning.ie
Developer ordered to halt building
PROPERTY DEVELOPER Harry Crosbie has been ordered to cease coastal protection works being carried out near his holiday home in Co Wexford because he does not have planning permission.
An enforcement notice issued yesterday by Wexford County Council ordered Mr Crosbie to cease all unauthorised coastal defence works within two days.
The council said the works do not have the necessary planning permission and that the site is located within a Special Area of Conservation, meaning any developments would also require an environmental impact assessment and approval from the Department of the Environment.
The enforcement notice also stipulated that all unauthorised defence measures in place must be removed within two weeks.
The site will be inspected in two weeks and if the enforcement notice has not been complied with during the timeframe, the council would be entitled to instigate legal proceedings.
Some 40 per cent of the Co Wexford coastline is under threat from erosion and the coastline in the surrounding area has been eroded inwards by some 100m in the last 30 years.
Mr Crosbie, a successful entrepreneur, has a large property portfolio in the docklands area of Dublin.
Last year he sought planning permission to install coastal erosion control measures surrounding a site at Kilpatrick, some 10km north of Courtown, on the Wexford-Wicklow border. His application was refused by the council in March.
Despite this, work involving a crane and other vehicles started in the vicinity of Mr Crosbie's house last Monday, and following a number of complaints from locals, who were concerned the works would involve the destruction of a habitat for sandmartins, the council sent an engineer to evaluate the situation on Tuesday.
Eamonn Hore, director of planning with the council, confirmed the works had ceased following the issue of the enforcement notice.
He said the location of Mr Crosbie's house was not as vulnerable to erosion as many of the houses along the same stretch of coast and that the installation of protection measures could have had knock-on effects for neighbouring houses.
"We don't want to stop anybody from protecting their home but Mr Crosbie must carry out the required environmental assessment to show the work will not damage the Special Area of Conservation or cause further problems along the coast," he said.
Mr Hore added that a detailed assessment of erosion in the area is being conducted by Wexford County Council and that the results will be made available upon its completion.
The Irish Times
www.buckplanning.ie
An enforcement notice issued yesterday by Wexford County Council ordered Mr Crosbie to cease all unauthorised coastal defence works within two days.
The council said the works do not have the necessary planning permission and that the site is located within a Special Area of Conservation, meaning any developments would also require an environmental impact assessment and approval from the Department of the Environment.
The enforcement notice also stipulated that all unauthorised defence measures in place must be removed within two weeks.
The site will be inspected in two weeks and if the enforcement notice has not been complied with during the timeframe, the council would be entitled to instigate legal proceedings.
Some 40 per cent of the Co Wexford coastline is under threat from erosion and the coastline in the surrounding area has been eroded inwards by some 100m in the last 30 years.
Mr Crosbie, a successful entrepreneur, has a large property portfolio in the docklands area of Dublin.
Last year he sought planning permission to install coastal erosion control measures surrounding a site at Kilpatrick, some 10km north of Courtown, on the Wexford-Wicklow border. His application was refused by the council in March.
Despite this, work involving a crane and other vehicles started in the vicinity of Mr Crosbie's house last Monday, and following a number of complaints from locals, who were concerned the works would involve the destruction of a habitat for sandmartins, the council sent an engineer to evaluate the situation on Tuesday.
Eamonn Hore, director of planning with the council, confirmed the works had ceased following the issue of the enforcement notice.
He said the location of Mr Crosbie's house was not as vulnerable to erosion as many of the houses along the same stretch of coast and that the installation of protection measures could have had knock-on effects for neighbouring houses.
"We don't want to stop anybody from protecting their home but Mr Crosbie must carry out the required environmental assessment to show the work will not damage the Special Area of Conservation or cause further problems along the coast," he said.
Mr Hore added that a detailed assessment of erosion in the area is being conducted by Wexford County Council and that the results will be made available upon its completion.
The Irish Times
www.buckplanning.ie
Limerick regeneration boss denies problems with government funding
THE head of Limerick’s regeneration programme yesterday denied there would be problems in getting funding from various government departments as the vast work in Moyross, Southill, St Mary’s Park and Ballinacurra Weston progresses.
Brendan Kenny was responding to concerns raised about the multi-agency budget requirements raised by Michael Noonan TD, the former Fine Gael leader.
Mr Noonan called on John Fitzgerald, author of the regeneration programme for rundown parts of Limerick, and the government to spell out what funds are available.
Mr Noonan said that while many different State agencies will be involved, such as the Department of Education, Social Welfare, Justice, the Environment and the Health Service Executive, the only budget pledged so far related to the provision of housing.
Mr Noonan claimed this exposed a flaw in the legislation enabling the regeneration programme to proceed, stating: “So while Brendan Kenny has money to knock houses and build houses, he has no money to put in extra services. I think that if it is to be a multi-agency approach then the government has to have a multi-agency budget fund to pay for additional health services, educational services and social services in the regeneration areas.”
Mr Kenny, chief executive of Limerick’s northside and southside regeneration agencies, said they are satisfied with their 2008 budget and, with building work due to being in 2009, a significant sum is expected at that stage.
“If new investment is required, which is very possible, we will look for that. It is unclear at the moment what will be needed.
“We are trying to analyse the current system for problems and gaps because it clearly needs to change. We will look for additional funding when it is needed. Obviously there are already a lot of services in these areas and there is no point just throwing money at them. That is not a solution.
“When it comes to the crunch, we are confident that we will get the funding that is needed,” he said.
The regeneration masterplans are due to be completed by June and Mr Kenny said that the range of cross-agency measures will be much clearer then.
Irish Examiner
www.buckplanning.ie
Brendan Kenny was responding to concerns raised about the multi-agency budget requirements raised by Michael Noonan TD, the former Fine Gael leader.
Mr Noonan called on John Fitzgerald, author of the regeneration programme for rundown parts of Limerick, and the government to spell out what funds are available.
Mr Noonan said that while many different State agencies will be involved, such as the Department of Education, Social Welfare, Justice, the Environment and the Health Service Executive, the only budget pledged so far related to the provision of housing.
Mr Noonan claimed this exposed a flaw in the legislation enabling the regeneration programme to proceed, stating: “So while Brendan Kenny has money to knock houses and build houses, he has no money to put in extra services. I think that if it is to be a multi-agency approach then the government has to have a multi-agency budget fund to pay for additional health services, educational services and social services in the regeneration areas.”
Mr Kenny, chief executive of Limerick’s northside and southside regeneration agencies, said they are satisfied with their 2008 budget and, with building work due to being in 2009, a significant sum is expected at that stage.
“If new investment is required, which is very possible, we will look for that. It is unclear at the moment what will be needed.
“We are trying to analyse the current system for problems and gaps because it clearly needs to change. We will look for additional funding when it is needed. Obviously there are already a lot of services in these areas and there is no point just throwing money at them. That is not a solution.
“When it comes to the crunch, we are confident that we will get the funding that is needed,” he said.
The regeneration masterplans are due to be completed by June and Mr Kenny said that the range of cross-agency measures will be much clearer then.
Irish Examiner
www.buckplanning.ie
Delays to pier caused by ‘drip feeding’ of money
FURTHER delays in carrying out long-awaited pier improvements in Kerry can be expected if the Government continues to drip feed money for such work.
The warning came from county manager Tom Curran who told councillors he could no longer advise them to accept ‘piecemeal’ projects and expose the county council to large cash-flow problems it could not sustain.
In some cases, the council was given money by government departments to start projects, but had no guarantee of receiving funding to finish the jobs.
’Rather than having three or four projects going on at the same time, I believe it is better to finish one before we start another,’ Mr Curran said.
On his recommendation, councillors agreed to transfer €600,000 earmarked for a €2.5 million project at Renard pier this year, to finish the Valentia Island pier extension nearby. The Valentia project is estimated to cost €4.9m.
FF councillor Paul O’Donoghue supported the manager’s recommendation on the understanding that the focus would next year be on doing badly-needed work at Renard pier.
But, Independent councillor Danny Healy-Rae disagreed, saying money should be spent this year in Renard where boats were currently unable to berth as the pier was unsafe.
Mr Curran voiced concern about delays in recovering funding for a number of other projects from the Department of Communications, Marine and Natural Resources, including €3m for coastal protection works at Inch.
Meanwhile, work has not yet started on the construction of a €8m pier at Cromane, near Killorglin, despite promises prior to the last three general elections that a new pier would be provided there.
After local disagreement in Cromane regarding a site for the pier was resolved, difficulties arose in relation to acquiring land for an access road to the pier site.
An Bord Pleanala has now received two objections to compulsory purchase orders being sought by Kerry County Council for the access road.
Irish Examiner
www.buckplanning.ie
The warning came from county manager Tom Curran who told councillors he could no longer advise them to accept ‘piecemeal’ projects and expose the county council to large cash-flow problems it could not sustain.
In some cases, the council was given money by government departments to start projects, but had no guarantee of receiving funding to finish the jobs.
’Rather than having three or four projects going on at the same time, I believe it is better to finish one before we start another,’ Mr Curran said.
On his recommendation, councillors agreed to transfer €600,000 earmarked for a €2.5 million project at Renard pier this year, to finish the Valentia Island pier extension nearby. The Valentia project is estimated to cost €4.9m.
FF councillor Paul O’Donoghue supported the manager’s recommendation on the understanding that the focus would next year be on doing badly-needed work at Renard pier.
But, Independent councillor Danny Healy-Rae disagreed, saying money should be spent this year in Renard where boats were currently unable to berth as the pier was unsafe.
Mr Curran voiced concern about delays in recovering funding for a number of other projects from the Department of Communications, Marine and Natural Resources, including €3m for coastal protection works at Inch.
Meanwhile, work has not yet started on the construction of a €8m pier at Cromane, near Killorglin, despite promises prior to the last three general elections that a new pier would be provided there.
After local disagreement in Cromane regarding a site for the pier was resolved, difficulties arose in relation to acquiring land for an access road to the pier site.
An Bord Pleanala has now received two objections to compulsory purchase orders being sought by Kerry County Council for the access road.
Irish Examiner
www.buckplanning.ie
Wednesday, 23 April 2008
Airport extension work set to start
A FINGAL County Councillor has criticised the amount of money spent by Fingal County Council during the An Bord Pleanála Oral hearing into the planned second runway at Dublin Airport.
The council revealed that the cost of consultants and legal expertise for the hearing was e153,193.
A council spokesperson also said that e9,497 was spent on administration costs such as room hire, photocopying and other secretarial expenses.
Planning permission for a second runway at Dublin Airport was granted by the council on April 12, 2006 and was subsequently appealed to An Bord Pleanála.
The oral hearing in relation to the parallel runway commenced on September 26 and finished on October 12, 2006.
The council spokesperson said that due to the complexities of the case it was decided to engage senior legal counsel to act on its behalf.
“Two senior planners, one senior staff officer, three senior legal agents and two clerical officers were also involved in the preparation for, and attendance at the oral hearing which lasted 12 days,” the spokesperson said.
“The work involved is considered to be part of the normal duties of the staff involved.”
However, the spokesperson also acknowledged that the preparation and work involved in the oral hearing impacted on the work schedule of personnel involved which meant the delay in the preparation of local area plans and other major studies.
Cllr Daly sad she was shocked at the amount of expenditure involved on behalf of the council.
“We are taking about public money being spent on what was basically a private planning application,” said Cllr Daly.
“It’s absolutely ridiculous when you think of the expense that concerned members of the public had to personally bear to ensure that the concerns of the local community were heard at the oral hearing.
“I’m talking about time taken off from work and the retention of legal expertise, all of which cost ordinary people money.”
Cllr Day added that she would like more detail from the council as to how the participation of council personnel actually impacted on other council projects and local plans.
“I’d really like to know in monetary terms how much all this really cost taxpayers, having all these council staff tied up,” she said.
However, when informed of Cllr Daly’s remarks, Gilbert Power, Fingal Director of Services and Planning, expressed surprise at the description of the project as “basically a private planning application”.
“The subject of the oral hearing was a strategic national project which justifies a significant input from the council, not just to ensure that the project is developed in a proper and sustainable way but also to ensure that the concerns of the local communities were addressed in so far as possible,” he said.
Northside People
www.buckplanning.ie
The council revealed that the cost of consultants and legal expertise for the hearing was e153,193.
A council spokesperson also said that e9,497 was spent on administration costs such as room hire, photocopying and other secretarial expenses.
Planning permission for a second runway at Dublin Airport was granted by the council on April 12, 2006 and was subsequently appealed to An Bord Pleanála.
The oral hearing in relation to the parallel runway commenced on September 26 and finished on October 12, 2006.
The council spokesperson said that due to the complexities of the case it was decided to engage senior legal counsel to act on its behalf.
“Two senior planners, one senior staff officer, three senior legal agents and two clerical officers were also involved in the preparation for, and attendance at the oral hearing which lasted 12 days,” the spokesperson said.
“The work involved is considered to be part of the normal duties of the staff involved.”
However, the spokesperson also acknowledged that the preparation and work involved in the oral hearing impacted on the work schedule of personnel involved which meant the delay in the preparation of local area plans and other major studies.
Cllr Daly sad she was shocked at the amount of expenditure involved on behalf of the council.
“We are taking about public money being spent on what was basically a private planning application,” said Cllr Daly.
“It’s absolutely ridiculous when you think of the expense that concerned members of the public had to personally bear to ensure that the concerns of the local community were heard at the oral hearing.
“I’m talking about time taken off from work and the retention of legal expertise, all of which cost ordinary people money.”
Cllr Day added that she would like more detail from the council as to how the participation of council personnel actually impacted on other council projects and local plans.
“I’d really like to know in monetary terms how much all this really cost taxpayers, having all these council staff tied up,” she said.
However, when informed of Cllr Daly’s remarks, Gilbert Power, Fingal Director of Services and Planning, expressed surprise at the description of the project as “basically a private planning application”.
“The subject of the oral hearing was a strategic national project which justifies a significant input from the council, not just to ensure that the project is developed in a proper and sustainable way but also to ensure that the concerns of the local communities were addressed in so far as possible,” he said.
Northside People
www.buckplanning.ie
Airport oral hearing expenditure questioned
DUBLIN Airport will undergo further construction next month when work on the multi million euro extension of the main terminal gets underway.
An Bord Pleanála gave the green light to the plans last week.
It is believed that the works, which will see the terminal increase in size by about 7,500 sq mt, will cost in the region of e55 million.
A spokesperson for the St Margaret’s Concerned Residents’ Group, said they would be “closely following” what the upcoming works entail.
“We are concerned with the number of plans for the airport that have been approved,” spokesperson Sheelagh Morrice told Northside People.
“We find it hard to keep track of the number of planning applications in relation to the airport.
“We feel like the applications are being lodged in a very piecemeal fashion. It seems like there needs to be more strategic planning.”
It is expected that the project will be completed by the summer of 2009. However, it is likely that some of the extra facilities will be in operation by early next year.
The DAA also recently celebrated a High Court ruling in which Ryanair has been prevented from challenging further development at the airport.
According to the DAA, the development will now continue full steam ahead.
“The decision by the High Court is a very positive one for development for all the airport’s customers and stakeholders,” it was stated.
“The court’s decision to bind Ryanair to its agreement of 2005, not to oppose the further development of Dublin Airport, removes the threat of any further unnecessary delay or obstruction to the delivery of the airport’s new passenger terminal, T2.”
However, Ryanair has vowed not to use the new terminal for any of its services.
“Ryanair has already confirmed that its passengers will never use this gold plated T2 and we will continue to challenge attempts to raise passenger charges to pay for this Taj Mahal,” the company stated.
Construction of the new terminal got underway last October.
The development is expected to be open for passenger traffic in April 2010.
When complete, T2 will be a 75,000 sq mt building with a passenger capacity of 15 million per annum. It will cost e395 million.
The overall cost of the terminal, the new boarding gate facility and support infrastructure is e610 million.
Northside People
www.buckplanning.ie
An Bord Pleanála gave the green light to the plans last week.
It is believed that the works, which will see the terminal increase in size by about 7,500 sq mt, will cost in the region of e55 million.
A spokesperson for the St Margaret’s Concerned Residents’ Group, said they would be “closely following” what the upcoming works entail.
“We are concerned with the number of plans for the airport that have been approved,” spokesperson Sheelagh Morrice told Northside People.
“We find it hard to keep track of the number of planning applications in relation to the airport.
“We feel like the applications are being lodged in a very piecemeal fashion. It seems like there needs to be more strategic planning.”
It is expected that the project will be completed by the summer of 2009. However, it is likely that some of the extra facilities will be in operation by early next year.
The DAA also recently celebrated a High Court ruling in which Ryanair has been prevented from challenging further development at the airport.
According to the DAA, the development will now continue full steam ahead.
“The decision by the High Court is a very positive one for development for all the airport’s customers and stakeholders,” it was stated.
“The court’s decision to bind Ryanair to its agreement of 2005, not to oppose the further development of Dublin Airport, removes the threat of any further unnecessary delay or obstruction to the delivery of the airport’s new passenger terminal, T2.”
However, Ryanair has vowed not to use the new terminal for any of its services.
“Ryanair has already confirmed that its passengers will never use this gold plated T2 and we will continue to challenge attempts to raise passenger charges to pay for this Taj Mahal,” the company stated.
Construction of the new terminal got underway last October.
The development is expected to be open for passenger traffic in April 2010.
When complete, T2 will be a 75,000 sq mt building with a passenger capacity of 15 million per annum. It will cost e395 million.
The overall cost of the terminal, the new boarding gate facility and support infrastructure is e610 million.
Northside People
www.buckplanning.ie
Residents kick up stink over waste plant
Locals in Ringsend are resisting proposals to significantly increase the size of the controversial waste sewage treatment plant in the area.
They sent a strongly worded submission outlining their objections to a strategic environment assessment of drainage in Dublin.
The e300 million plant, which opened in June 2003, brought to an end the dumping of more than 40 million gallons of raw sewage into Dublin Bay each day.
However, while the plant substantially improved water quality, a putrid smell has regularly affected the surrounding communities of Ringsend, Irishtown and Sandymount.
A draft environmental report prepared by consultants on the Greater Dublin Strategic Drainage Study Strategy (GDSDS) recommends that the capacity of the waste water treatment plant – which currently treats the waste of about 1.6 million people – should be extended to cater for the needs of over two million people.
However, the report prepared on behalf of the seven local authorities in the Dublin region also contains a “strategy approach” proposal that the Ringsend plant treat the waste of up to 2.4 million people by 2011 and 2.8 million people by 2031.
“This strategy approach is based on retaining Ringsend as the terminus for all flows from an extended Ringsend catchment including all future development in South Dublin, West Fingal, East Meath and ultimately even embracing North Kildare,” the report states.
Mott McDonald Petit Ltd and Environmental Resources Management Ireland Ltd prepared the Draft Environmental Report on the Strategic Environmental Assessment of the GDSDS strategy on behalf of the seven local authorities in the Greater Dublin Region.
In its submission on the report the Ringsend, Irishtown and Sandymount Environmental Group claimed that an attempt was being made to compound past mistakes by proposing to increase the capacity of the treatment plant. They warned that they would resist the potential move “by any means possible”.
The submission notes that the smell still persists in the vicinity of the plant despite the requirements of the original Environmental Impact Statement, stipulating that foul odours should be confined to the plant itself.
“This group, far from wishing to see the plant extended, would suggest that the plant be decommissioned until such time as it has been properly assessed by the European authorities to comply with EU directives on the treatment of waste,” the submission says.
“It is totally unjust, undemocratic and out of order that any one area should be expected to tolerate the serious pollution caused by the existing plant…if the plant were allowed to be extended in any way, obviously the pollution would be extended given that the plant does not operate properly.”
In response to the submission by the Ringsend, Irishtown and Sandymount Environmental Group a spokesman for Dublin City Council – which is behind the planning to extend the plant - said it was “untrue” to say that the existing Ringsend plant causes serious pollution.
“On the contrary it is acknowledged by bona fide environmental organisations, such as the EPA and An Taisce that the water in Dublin Bay has significantly improved since the Ringsend Treatment Works commenced operations in 2003,” he said.
“Dollymount, Seapoint, Sandymount and Shellybanks beaches have all been awarded Blue Flag or Green Coast awards in recent years, based on excellent water quality, which makes Dublin unique among capital cities.
“The remaining odour issues at Ringsend are currently being addressed and will be resolved on a phased basis for completion during 2008. Detailed planning of the extension of the Ringsend Treatment Works has not yet commenced but when it does the proposal will be subject to the usual statutory procedures.”
Northside People
www.buckplanning.ie
They sent a strongly worded submission outlining their objections to a strategic environment assessment of drainage in Dublin.
The e300 million plant, which opened in June 2003, brought to an end the dumping of more than 40 million gallons of raw sewage into Dublin Bay each day.
However, while the plant substantially improved water quality, a putrid smell has regularly affected the surrounding communities of Ringsend, Irishtown and Sandymount.
A draft environmental report prepared by consultants on the Greater Dublin Strategic Drainage Study Strategy (GDSDS) recommends that the capacity of the waste water treatment plant – which currently treats the waste of about 1.6 million people – should be extended to cater for the needs of over two million people.
However, the report prepared on behalf of the seven local authorities in the Dublin region also contains a “strategy approach” proposal that the Ringsend plant treat the waste of up to 2.4 million people by 2011 and 2.8 million people by 2031.
“This strategy approach is based on retaining Ringsend as the terminus for all flows from an extended Ringsend catchment including all future development in South Dublin, West Fingal, East Meath and ultimately even embracing North Kildare,” the report states.
Mott McDonald Petit Ltd and Environmental Resources Management Ireland Ltd prepared the Draft Environmental Report on the Strategic Environmental Assessment of the GDSDS strategy on behalf of the seven local authorities in the Greater Dublin Region.
In its submission on the report the Ringsend, Irishtown and Sandymount Environmental Group claimed that an attempt was being made to compound past mistakes by proposing to increase the capacity of the treatment plant. They warned that they would resist the potential move “by any means possible”.
The submission notes that the smell still persists in the vicinity of the plant despite the requirements of the original Environmental Impact Statement, stipulating that foul odours should be confined to the plant itself.
“This group, far from wishing to see the plant extended, would suggest that the plant be decommissioned until such time as it has been properly assessed by the European authorities to comply with EU directives on the treatment of waste,” the submission says.
“It is totally unjust, undemocratic and out of order that any one area should be expected to tolerate the serious pollution caused by the existing plant…if the plant were allowed to be extended in any way, obviously the pollution would be extended given that the plant does not operate properly.”
In response to the submission by the Ringsend, Irishtown and Sandymount Environmental Group a spokesman for Dublin City Council – which is behind the planning to extend the plant - said it was “untrue” to say that the existing Ringsend plant causes serious pollution.
“On the contrary it is acknowledged by bona fide environmental organisations, such as the EPA and An Taisce that the water in Dublin Bay has significantly improved since the Ringsend Treatment Works commenced operations in 2003,” he said.
“Dollymount, Seapoint, Sandymount and Shellybanks beaches have all been awarded Blue Flag or Green Coast awards in recent years, based on excellent water quality, which makes Dublin unique among capital cities.
“The remaining odour issues at Ringsend are currently being addressed and will be resolved on a phased basis for completion during 2008. Detailed planning of the extension of the Ringsend Treatment Works has not yet commenced but when it does the proposal will be subject to the usual statutory procedures.”
Northside People
www.buckplanning.ie
Aldi gets go-ahead to build €100m facility in Co Cork
GERMAN discount supermarket chain Aldi has been granted planning permission for a €100 million regional distribution centre in County Cork, which will create up to 160 jobs.
Cork County Council granted planning permission yesterday for the distribution centre at Mitchelstown, which will service Aldi stores in Cork, Kerry, Limerick, Tipperary and Waterford.
A total of 120 jobs will be created in the massive warehouse and distribution centre, with the remaining 20 being filled in offices.
The distribution centre is to be built adjacent to the town’s western relief road on a 32-acre site which Aldi purchased from Dairygold.
County council planning officials attached a total of 72 conditions to the project.
One of the conditions is that Aldi will have to pay a development contribution of €5,602,275 to Cork Co Council.
The money will be used by the local authority for infrastructural developments in the area, including improvements to roads, water, sewerage and public lighting works.
Aldi will demolish a disused grain silo on the site to make way for the warehouses.
The 59,535 square metre development will incorporate a 43,655sqm warehouse and an 11,508sqm chilled warehouse. It will also include a two-storey, 3,636sqm office complex linked to the warehouse complex with ancillary buildings.
Aldi had looked at sites in Nenagh, Co Tipperary and Limerick, but decided that Mitchelstown was the most suitable because of its road network and available skilled workforce.
Aldi started operations in Ireland in 1999 and has more than 50 stores here. It has over 5,000 stores worldwide, and a workforce of tens of thousands.
Mitchelstown-based county councillor Liam O’Doherty welcomed the news: “This is a major boost to Mitchelstown, a town which has suffered severely from jobs losses in recent years.”
Cllr O’Doherty said Aldi were coming to Mitchelstown “off their own bat”, and hadn’t been enticed by Government grant aid.
“We’re hoping now that other big name companies will follow suit,” he said.
Irish Examiner
www.buckplanning.ie
Cork County Council granted planning permission yesterday for the distribution centre at Mitchelstown, which will service Aldi stores in Cork, Kerry, Limerick, Tipperary and Waterford.
A total of 120 jobs will be created in the massive warehouse and distribution centre, with the remaining 20 being filled in offices.
The distribution centre is to be built adjacent to the town’s western relief road on a 32-acre site which Aldi purchased from Dairygold.
County council planning officials attached a total of 72 conditions to the project.
One of the conditions is that Aldi will have to pay a development contribution of €5,602,275 to Cork Co Council.
The money will be used by the local authority for infrastructural developments in the area, including improvements to roads, water, sewerage and public lighting works.
Aldi will demolish a disused grain silo on the site to make way for the warehouses.
The 59,535 square metre development will incorporate a 43,655sqm warehouse and an 11,508sqm chilled warehouse. It will also include a two-storey, 3,636sqm office complex linked to the warehouse complex with ancillary buildings.
Aldi had looked at sites in Nenagh, Co Tipperary and Limerick, but decided that Mitchelstown was the most suitable because of its road network and available skilled workforce.
Aldi started operations in Ireland in 1999 and has more than 50 stores here. It has over 5,000 stores worldwide, and a workforce of tens of thousands.
Mitchelstown-based county councillor Liam O’Doherty welcomed the news: “This is a major boost to Mitchelstown, a town which has suffered severely from jobs losses in recent years.”
Cllr O’Doherty said Aldi were coming to Mitchelstown “off their own bat”, and hadn’t been enticed by Government grant aid.
“We’re hoping now that other big name companies will follow suit,” he said.
Irish Examiner
www.buckplanning.ie
Stadium plan lacked business study
NO FORMAL business appraisal was carried out by Bord na gCon on a proposed €20 million greyhound stadium on the outskirts of Limerick, after it bought land for €1.39m, confidential documentsreveal.
The project was subsequently abandoned.
A site at Meelick was purchased on behalf of the greyhound board by solicitors Holmes O’Malley Sexton for €1.02m at public auction.
Additional costs brought the total outlay on the site to €1.39m.
It was planned to build a five-storey stadium and a three-storey office building at the site.
Following difficulties, the board abandoned the Meelick project and is going ahead with a new greyhound stadium at the old Limerick racecourse at Greenpark on Dock Road.
As the board did not withdraw the planning application it sought at Meelick but allowed it lapse, it forfeited €27,156.
Bord na gCon still owns the Meelick land and says it will make a profit on its sale.
The Comptroller and Auditor General is finalising a report on the affairs of board, which is due out within three months.
In a written reply to queries from the auditor’s office, Adrian Neilan, who took up his post as chief executive of board subsequent to the Meelick site purchase, said no formal business appraisal of Meelick was conducted.
In a confidential written reply to the auditor, Mr Neilan stated: “A number of discussions took place to determine the approximate value and merits of the site. Bord na gCon has significant expertise in managing numerous capital development programmes (Cork, Galway etc), therefore there was enough in-house knowledge of similar projects and their significant value back to the organisation that a formal business appraisal was not needed.”
Responding to another question, Mr Neilan said no preliminary costing was prepared as the board was aware of the overall costs associated with previous developments, especially the Cork stadium.
Mr Neilan said the site at Meelick, which it still owns, has now been valued at €1.89m and a preliminary offer of €1.5m has already been rejected.
Mr Neilan said it is anticipated that the total transactions associated with the site would result in a positive net cash flow for the board, with a profit on sale of the site.
Irish Examiner
www.buckplanning.ie
The project was subsequently abandoned.
A site at Meelick was purchased on behalf of the greyhound board by solicitors Holmes O’Malley Sexton for €1.02m at public auction.
Additional costs brought the total outlay on the site to €1.39m.
It was planned to build a five-storey stadium and a three-storey office building at the site.
Following difficulties, the board abandoned the Meelick project and is going ahead with a new greyhound stadium at the old Limerick racecourse at Greenpark on Dock Road.
As the board did not withdraw the planning application it sought at Meelick but allowed it lapse, it forfeited €27,156.
Bord na gCon still owns the Meelick land and says it will make a profit on its sale.
The Comptroller and Auditor General is finalising a report on the affairs of board, which is due out within three months.
In a written reply to queries from the auditor’s office, Adrian Neilan, who took up his post as chief executive of board subsequent to the Meelick site purchase, said no formal business appraisal of Meelick was conducted.
In a confidential written reply to the auditor, Mr Neilan stated: “A number of discussions took place to determine the approximate value and merits of the site. Bord na gCon has significant expertise in managing numerous capital development programmes (Cork, Galway etc), therefore there was enough in-house knowledge of similar projects and their significant value back to the organisation that a formal business appraisal was not needed.”
Responding to another question, Mr Neilan said no preliminary costing was prepared as the board was aware of the overall costs associated with previous developments, especially the Cork stadium.
Mr Neilan said the site at Meelick, which it still owns, has now been valued at €1.89m and a preliminary offer of €1.5m has already been rejected.
Mr Neilan said it is anticipated that the total transactions associated with the site would result in a positive net cash flow for the board, with a profit on sale of the site.
Irish Examiner
www.buckplanning.ie
Waterford tower to be twice as tall as Liberty Hall
A TOWER described as being twice as tall as Dublin’s Liberty Hall will form the focal point of an urban development in Waterford, which is set to create 400 jobs during construction and a similar number on completion in 2014.
The riverside development will incorporate a 156-bedroom hotel, 22 floors of apartments above 10 floors of offices in the central tower and a marina and leisure centre, while the possibility of a light rail system servicing the site has also been flagged by the developers.
Named Water Haven, the €380 million project is earmarked for a 13-acre site formerly owned by Waterford Stanley beside the river Suir at Bilberry in Waterford city.
The scheme, on land formerly used for an iron foundry, is the brainchild of developer William Bolster of the Bolster Group. A planning application is due to be lodged soon with Waterford City Council by the design team led by CJ Falconer & Associates.
The site has been designated as a potential development site in the 2007-2013 Waterford City Development Plan.
Central to the plan is a 119-metre, 32-storey building with apartments and offices.
According to the developers, the project will also house a “sky view” area “offering unprecedented views of Waterford city, east Co Waterford and south Co Kilkenny”.
The hotel will include a large conference centre with a 500-delegate capacity aimed at boosting Waterford’s business tourism.
A leisure and fitness centre will include a gymnasium, spa and swimming pool, while the scheme also includes marinas with 80 berths.
The design team is facilitating an extension of the existing Waterford and Suir Valley Railway, to allow the train run to the site of the former Waterford South railway station at Bilberry. “The railway works will also leave open the possibility of light rail ultimately running along Waterford’s south quays,” a spokesperson for the Bolster Group said.
A total of 395 one, two and three-bedroom apartments is incorporated in the development, along with children’s play areas.
Speaking about the project, William Bolster of the Bolster Group said the site provided an opportunity to create a new gateway to Waterford.
“With work continuing at a great rate on the Waterford city bypass, including the second river crossing just upriver from our site, there will be a whole new experience for those approaching Waterford by rail and road within the next couple of years,” he said at yesterday’s design launch.
“This will help enhance Waterford’s appeal as a genuine riverside city and meets the sustainability objectives of strengthening the city’s core and making the best use of available lands.”
Irish Examiner
www.buckplanning.ie
The riverside development will incorporate a 156-bedroom hotel, 22 floors of apartments above 10 floors of offices in the central tower and a marina and leisure centre, while the possibility of a light rail system servicing the site has also been flagged by the developers.
Named Water Haven, the €380 million project is earmarked for a 13-acre site formerly owned by Waterford Stanley beside the river Suir at Bilberry in Waterford city.
The scheme, on land formerly used for an iron foundry, is the brainchild of developer William Bolster of the Bolster Group. A planning application is due to be lodged soon with Waterford City Council by the design team led by CJ Falconer & Associates.
The site has been designated as a potential development site in the 2007-2013 Waterford City Development Plan.
Central to the plan is a 119-metre, 32-storey building with apartments and offices.
According to the developers, the project will also house a “sky view” area “offering unprecedented views of Waterford city, east Co Waterford and south Co Kilkenny”.
The hotel will include a large conference centre with a 500-delegate capacity aimed at boosting Waterford’s business tourism.
A leisure and fitness centre will include a gymnasium, spa and swimming pool, while the scheme also includes marinas with 80 berths.
The design team is facilitating an extension of the existing Waterford and Suir Valley Railway, to allow the train run to the site of the former Waterford South railway station at Bilberry. “The railway works will also leave open the possibility of light rail ultimately running along Waterford’s south quays,” a spokesperson for the Bolster Group said.
A total of 395 one, two and three-bedroom apartments is incorporated in the development, along with children’s play areas.
Speaking about the project, William Bolster of the Bolster Group said the site provided an opportunity to create a new gateway to Waterford.
“With work continuing at a great rate on the Waterford city bypass, including the second river crossing just upriver from our site, there will be a whole new experience for those approaching Waterford by rail and road within the next couple of years,” he said at yesterday’s design launch.
“This will help enhance Waterford’s appeal as a genuine riverside city and meets the sustainability objectives of strengthening the city’s core and making the best use of available lands.”
Irish Examiner
www.buckplanning.ie
Council planners oppose Adare land rezoning
PLANNERS are reportedly strenuously opposed to moves to rezone large tracts of farmland for housing near the picture-postcard village of Adare, Co Limerick.
Local politicians want to rezone several hundred acres of agriculture land.
But the council insists only 80 acres at most are needed for proper and ordered housing development in the tourism village over the next 20 years.
At a private briefing, senior officials told councillors that demands for major rezoning of land in Adare could not be given due to the heritage nature of the village and the pressure it would put on local services. Click Here!
Solicitors who attended the meeting also told elected members they could be in a legal minefield if they go against the professional advice of planners.
A number of court judgments were brought to the attention of the councillors where rezoning decisions had been overturned by the courts and the Minister for the Environment.
Rezoning is now being considered as part of the revision of the Adare Development Plan, due to be completed this year.
Council planners say Adare’s present population of 1,100 should only be allowed grow to 1,600 in the period of the six-year plan and over the next 20 years, the population should not exceed 2,600.
Planners insisted 80 acres would provide enough space for the housing needs up to 2028 and the council already owns 20 acres.
Rezoning is the preserve of elected representatives, but if they go against the advise of planners, they must show good cause.
Local councillors, at a meeting on January 15, 2007, agreed to push for the rezoning of large areas of farmland on the outskirts of the village for residential use.
They got backing from developers who see Adare as the jewel in the mid-west crown for house sites.
Councillor John Clifford said: “The legal advisers were brought to yesterday’s meeting at our request to be clear in our mind on the way forward.”
A half-acre site in Adare zoned for housing fetched €1.3 million in 2006.
Limerick County Council members have an arrangement that when councillors in one electoral area want to rezone land, the councillors in the other electoral areas support them. The full council needs a 75% vote to carry a rezoning.
However, it has emerged that council management have taken legal advice, such is their concern at what would happen Adare if the rezoning happened.
A confidential report carried out for the council by urban design consultants, Nicholas de Jong Associates, identified 150 acres of potential development land near the village. This land could hold 1,800 houses, increasing the population from 1,300 to more than 7,000.
A senior council source said: “We need to retain the character of the village and to achieve that we feel the population should not increase above 2,600.”
The draft development plan for Adare will shortly go on display. The public can make submissions on all aspects of the plan including the rezoning of land.
Irish Examiner
www.buckplanning.ie
Local politicians want to rezone several hundred acres of agriculture land.
But the council insists only 80 acres at most are needed for proper and ordered housing development in the tourism village over the next 20 years.
At a private briefing, senior officials told councillors that demands for major rezoning of land in Adare could not be given due to the heritage nature of the village and the pressure it would put on local services. Click Here!
Solicitors who attended the meeting also told elected members they could be in a legal minefield if they go against the professional advice of planners.
A number of court judgments were brought to the attention of the councillors where rezoning decisions had been overturned by the courts and the Minister for the Environment.
Rezoning is now being considered as part of the revision of the Adare Development Plan, due to be completed this year.
Council planners say Adare’s present population of 1,100 should only be allowed grow to 1,600 in the period of the six-year plan and over the next 20 years, the population should not exceed 2,600.
Planners insisted 80 acres would provide enough space for the housing needs up to 2028 and the council already owns 20 acres.
Rezoning is the preserve of elected representatives, but if they go against the advise of planners, they must show good cause.
Local councillors, at a meeting on January 15, 2007, agreed to push for the rezoning of large areas of farmland on the outskirts of the village for residential use.
They got backing from developers who see Adare as the jewel in the mid-west crown for house sites.
Councillor John Clifford said: “The legal advisers were brought to yesterday’s meeting at our request to be clear in our mind on the way forward.”
A half-acre site in Adare zoned for housing fetched €1.3 million in 2006.
Limerick County Council members have an arrangement that when councillors in one electoral area want to rezone land, the councillors in the other electoral areas support them. The full council needs a 75% vote to carry a rezoning.
However, it has emerged that council management have taken legal advice, such is their concern at what would happen Adare if the rezoning happened.
A confidential report carried out for the council by urban design consultants, Nicholas de Jong Associates, identified 150 acres of potential development land near the village. This land could hold 1,800 houses, increasing the population from 1,300 to more than 7,000.
A senior council source said: “We need to retain the character of the village and to achieve that we feel the population should not increase above 2,600.”
The draft development plan for Adare will shortly go on display. The public can make submissions on all aspects of the plan including the rezoning of land.
Irish Examiner
www.buckplanning.ie
Dublin will have directly elected mayor in 2011
CITIES such as Cork, Waterford and Galway face a substantial wait to find out if they will get directly elected mayors with budgetary and planning powers.
Environment Minister John Gormley yesterday confirmed his intention to have a directly elected mayor in Dublin in 2011.
If the minister’s proposals are realised, the Dublin mayor would have substantial powers in the areas of planning, housing, water provision and waste disposal. The mayor would also act as chair of the Dublin Transport Authority.
The proposals form part of Mr Gormley’s plans to reform local government. This would mean taking certain powers from central government and giving them to local regions.
Mr Gormley pointed to the example of London but said the experience in Dublin would have to be evaluated before introducing it elsewhere.
“There’s a fixed date for Dublin for 2011. After that, we have to look at what regions, what towns, would benefit from a directly elected mayor, and we’d also have to look at the extent of the powers involved,” he said.
“I think we will certainly have it post-2011. We have to look at Dublin and the experience of Dublin first.”
Mr Gormley acknowledged that the fear of “celebrity” candidates winning had deterred previous governments from introducing directly elected mayors.
The issue of directly elected mayors is just one of a number addressed in the Green Paper on Local Government, published by Mr Gormley yesterday.
Mr Gormley said his ideal of local government was straightforward — “it should be democratic, accountable and provide quality services as close to the citizen as possible.”
Once the discussion phase is complete, a white paper will be drawn up outlining the specific plans Mr Gormley wishes to follow.
Labour welcomed the green paper, but said the failure to propose justice, education and health powers for local authorities was a “missed opportunity” for the discussion.
Mr Gormley said those issues would continue to be dealt with “on a national basis” by central government.
There was stronger criticism from the Think Tank for Action on Social Change, which said the proposal to add directly-elected mayors to an unreformed local authority system would simply “create more confusion”.
“The Green Paper does not propose to reform in any meaningful way Ireland’s centralised and dysfunctional system of local government by transferring real powers from central to local government,” Paula Clancy of Tasc said. “By imposing a directly elected mayor on this unreformed system, all that will happen will be the creation of another layer of bureaucracy causing more administrative confusion,” she said.
Irish Examiner
www.buckplanning.ie
Environment Minister John Gormley yesterday confirmed his intention to have a directly elected mayor in Dublin in 2011.
If the minister’s proposals are realised, the Dublin mayor would have substantial powers in the areas of planning, housing, water provision and waste disposal. The mayor would also act as chair of the Dublin Transport Authority.
The proposals form part of Mr Gormley’s plans to reform local government. This would mean taking certain powers from central government and giving them to local regions.
Mr Gormley pointed to the example of London but said the experience in Dublin would have to be evaluated before introducing it elsewhere.
“There’s a fixed date for Dublin for 2011. After that, we have to look at what regions, what towns, would benefit from a directly elected mayor, and we’d also have to look at the extent of the powers involved,” he said.
“I think we will certainly have it post-2011. We have to look at Dublin and the experience of Dublin first.”
Mr Gormley acknowledged that the fear of “celebrity” candidates winning had deterred previous governments from introducing directly elected mayors.
The issue of directly elected mayors is just one of a number addressed in the Green Paper on Local Government, published by Mr Gormley yesterday.
Mr Gormley said his ideal of local government was straightforward — “it should be democratic, accountable and provide quality services as close to the citizen as possible.”
Once the discussion phase is complete, a white paper will be drawn up outlining the specific plans Mr Gormley wishes to follow.
Labour welcomed the green paper, but said the failure to propose justice, education and health powers for local authorities was a “missed opportunity” for the discussion.
Mr Gormley said those issues would continue to be dealt with “on a national basis” by central government.
There was stronger criticism from the Think Tank for Action on Social Change, which said the proposal to add directly-elected mayors to an unreformed local authority system would simply “create more confusion”.
“The Green Paper does not propose to reform in any meaningful way Ireland’s centralised and dysfunctional system of local government by transferring real powers from central to local government,” Paula Clancy of Tasc said. “By imposing a directly elected mayor on this unreformed system, all that will happen will be the creation of another layer of bureaucracy causing more administrative confusion,” she said.
Irish Examiner
www.buckplanning.ie
Ringsend residents must keep holding noses
Residents will have to endure foul smells from a sewage treatment plant for an extra four months because odour alleviation measures at the facility will not be completed on time.
Dublin City Council has admitted that even though it is currently spending €28.3m annually on the Ringsend sewage treatment plant, it will take until November to fully rectify the problem of the facility's unsavoury odours.
This is despite assurances from the city manager at the start of the year that odour problems at the plant would be fully alleviated by July.
This will bring to four years the time it has taken the council to eliminate odour problems associated with the waste water treatment facility.
Sewage
The €300m plant opened in July 2003 to process sewage from 1.7 million homes around ublin, bringing an end to the dumping of more than 40 million gallons of raw sewage into Dublin Bay.
It was developed under a public-private partnership with the ABA consortium, involving Ascon, sewerage specialists Black & Veatch and Anglia Water.
Since it opened residents living in the Ringsend, Sandymount and Irishtown have experienced foul odours emanating from the plant.
The smell is particularly bad in summer and for the last three years residents have been forced to keep their doors and windows shut due to the stench.
Following an independent review of the operation of the plant by a US engineering firm in 2004, the consortium decided on a series of engineering works to eradicate the smell. In 2006 short-term works began with the installation of 'odour friendly' sludge processing equipment, and last year a more extensive programme of engineering works was introduced with the aim of permanently eliminating the smell.
Last January, the city manager John Tierney said the problem would be eradicated by July, but the council now says that while short-term measures are in place and that the problem will be partly rectified by July, the odour problem will not be completely sorted out until November.
Louise Healy
Irish Independent
www.buckplanning.ie
Dublin City Council has admitted that even though it is currently spending €28.3m annually on the Ringsend sewage treatment plant, it will take until November to fully rectify the problem of the facility's unsavoury odours.
This is despite assurances from the city manager at the start of the year that odour problems at the plant would be fully alleviated by July.
This will bring to four years the time it has taken the council to eliminate odour problems associated with the waste water treatment facility.
Sewage
The €300m plant opened in July 2003 to process sewage from 1.7 million homes around ublin, bringing an end to the dumping of more than 40 million gallons of raw sewage into Dublin Bay.
It was developed under a public-private partnership with the ABA consortium, involving Ascon, sewerage specialists Black & Veatch and Anglia Water.
Since it opened residents living in the Ringsend, Sandymount and Irishtown have experienced foul odours emanating from the plant.
The smell is particularly bad in summer and for the last three years residents have been forced to keep their doors and windows shut due to the stench.
Following an independent review of the operation of the plant by a US engineering firm in 2004, the consortium decided on a series of engineering works to eradicate the smell. In 2006 short-term works began with the installation of 'odour friendly' sludge processing equipment, and last year a more extensive programme of engineering works was introduced with the aim of permanently eliminating the smell.
Last January, the city manager John Tierney said the problem would be eradicated by July, but the council now says that while short-term measures are in place and that the problem will be partly rectified by July, the odour problem will not be completely sorted out until November.
Louise Healy
Irish Independent
www.buckplanning.ie
Doctor says incinerator's effects on health not known
AN "ADEQUATE" study into the effects of the proposed incinerator at Poolbeg on human health should be carried out before a licence is granted to the facility, an Environmental Protection Agency oral hearing has been told.
Prof Anthony Staines, a lecturer in epidemiology at Dublin City University, said the environmental impact statement carried out for Dublin City Council did not sufficiently "provide the basis of a reasonable judgment" on potential effects of the incinerator on people living nearby.
He said a health impact assessment (HIA) was necessary to determine if such a complex would be harmful to human health with respect to air pollution. He said this was particularly necessary as the plant was to be located in an area where some residents had poorer health compared to those in other parts of the city, due to social and historical reasons.
Prof Staines, a medical doctor and academic, said it was "at best careless, and more realistically reckless, to proceed with a major development without considering methods of minimising harm and maximising benefits to the local community" and said the execution of a HIA on such projects was common practice internationally.
Prof Staines said a HIA could cost up to €500,000 and would take some 18 months to complete.
In relation to the environmental impact statement, undertaken by Arup Consulting Engineers on behalf of the council, Prof Staines claimed that "in no case is there any serious consideration of the actual impacts of the estimated emissions on people in the local community or on human health".
Bill Shipsey SC, for the council, responded that a health impact statement was not required by law, while Ria Lyden, a chartered engineer with Arup, said the environmental impact statement found the facility would not significantly impact the environment and "no residual negative impacts are anticipated" from the construction or operation of the plant.
Dublin City Council is seeking a waste licence from the EPA to run the incinerator, which was approved by An Bord Pleanála.
JOHN LAWRENCE
Irish Times
www.buckplannng.ie
Prof Anthony Staines, a lecturer in epidemiology at Dublin City University, said the environmental impact statement carried out for Dublin City Council did not sufficiently "provide the basis of a reasonable judgment" on potential effects of the incinerator on people living nearby.
He said a health impact assessment (HIA) was necessary to determine if such a complex would be harmful to human health with respect to air pollution. He said this was particularly necessary as the plant was to be located in an area where some residents had poorer health compared to those in other parts of the city, due to social and historical reasons.
Prof Staines, a medical doctor and academic, said it was "at best careless, and more realistically reckless, to proceed with a major development without considering methods of minimising harm and maximising benefits to the local community" and said the execution of a HIA on such projects was common practice internationally.
Prof Staines said a HIA could cost up to €500,000 and would take some 18 months to complete.
In relation to the environmental impact statement, undertaken by Arup Consulting Engineers on behalf of the council, Prof Staines claimed that "in no case is there any serious consideration of the actual impacts of the estimated emissions on people in the local community or on human health".
Bill Shipsey SC, for the council, responded that a health impact statement was not required by law, while Ria Lyden, a chartered engineer with Arup, said the environmental impact statement found the facility would not significantly impact the environment and "no residual negative impacts are anticipated" from the construction or operation of the plant.
Dublin City Council is seeking a waste licence from the EPA to run the incinerator, which was approved by An Bord Pleanála.
JOHN LAWRENCE
Irish Times
www.buckplannng.ie
Move to make tunnels passable urged
THE TUNNELS carved through rock on the mountain passes of Cork and Kerry are proving impossible for tourist buses to pass through and a radical solution to the issue was proposed at yesterday's meeting of Kerry County Council.
Already Cork County Council has heard how the 3.65m (12ft) high tunnel on the N71 connecting Glengarriff and Kenmare over a spectacular mountain route is proving impassable for some modern tour coaches and is affecting the tourism industry locally.
Kerry council owns 70m of the 180m long tunnel and today it will hear a call from the county's mayor, Michael Healy-Rae, to lower the road going through both parts of the tunnel.
Cllr Healy-Rae said there had been suggestions that the tunnel should be raised, but he believed the structure of this and another tunnel on the main Ring of Kerry road between Killarney and Kenmare should not be destroyed.
Locals were very concerned that the picturesque tunnels, built during Famine times in the mid- 19th century, would be ruined were their roofs to be raised.
"It would be a far better solution and much easier and more cost-effective to lower the road," he said.
His motion calls for the road to be reduced "to gain more height for the tunnel" and also seeks to include strip lighting in the interests of safety and appearance.
The mayor said he had consulted CIÉ Tours and other bus operators and had discovered the problem was not so much bigger buses as air conditioning units now incorporated in most of the newer buses, which meant they had to have a height clearance of 4.6m.
Buses and lorries have to take large detours and there are regular occurrences of vehicles getting stuck in the tunnels, particularly in the Killarney to Kenmare tunnel.
ANNE LUCEY
The Irish Times
www.buckplanning.ie
Already Cork County Council has heard how the 3.65m (12ft) high tunnel on the N71 connecting Glengarriff and Kenmare over a spectacular mountain route is proving impassable for some modern tour coaches and is affecting the tourism industry locally.
Kerry council owns 70m of the 180m long tunnel and today it will hear a call from the county's mayor, Michael Healy-Rae, to lower the road going through both parts of the tunnel.
Cllr Healy-Rae said there had been suggestions that the tunnel should be raised, but he believed the structure of this and another tunnel on the main Ring of Kerry road between Killarney and Kenmare should not be destroyed.
Locals were very concerned that the picturesque tunnels, built during Famine times in the mid- 19th century, would be ruined were their roofs to be raised.
"It would be a far better solution and much easier and more cost-effective to lower the road," he said.
His motion calls for the road to be reduced "to gain more height for the tunnel" and also seeks to include strip lighting in the interests of safety and appearance.
The mayor said he had consulted CIÉ Tours and other bus operators and had discovered the problem was not so much bigger buses as air conditioning units now incorporated in most of the newer buses, which meant they had to have a height clearance of 4.6m.
Buses and lorries have to take large detours and there are regular occurrences of vehicles getting stuck in the tunnels, particularly in the Killarney to Kenmare tunnel.
ANNE LUCEY
The Irish Times
www.buckplanning.ie
€180m spent assembling 'Dublin Central' site
The 5.5-acre site for the 'Dublin Central' scheme between Upper O'Connell Street and Moore Street took over four-and-a-half years to complete and involved around 70 leaseholders and freeholders
PROPERTY DEVELOPER Joe O'Reilly of Chartered Land has spent in the region of €180 million assembling the 5.5-acre site for the proposed Dublin Central shopping, leisure and residential development between Upper O'Connell Street and Moore Street.
The €1.25 billion scheme - which includes two new pedestrian streets and three public squares - is easily the most spectacular project ever proposed for the city centre.
If, as expected, the plans are approved by the planners, it will add 65,000sq m (700,000sq ft) of retail space in the city centre. Another 37,160sq m (400,000sq ft) is planned by Arnotts for nearby Princes Street.
Most of the major retail schemes over the last 20 years have been along the M50 where around 232,250sq m (2.5 million sq ft) of new shopping space was built in locations such as Dundrum, Tallaght, Liffey Valley, Blanchardstown, Finglas and Clare Hall. The two huge schemes now planned for the Henry Street area will be seen as an attempt to tip the scales back in favour of the city centre.
The intricate task of assembling the vast site took more than four-and-a-half years to complete and involved around 70 leaseholders and freeholders. It is by far the largest development site pulled together in the inner city since the assembly of the site for the St Stephen's Green shopping centre. The biggest single part of the site, the former Carlton Cinema standing on about one acre, was acquired from Richard Quirke for a figure believed to be over €30 million.
A further €25 million is being spent on buying the Royal Dublin Hotel which accounts for about three-quarters of an acre. The property includes a period townhouse which is to be restored and preserved.
Dublin City Council, which has consistently supported Chartered Land's stunning vision for one of the most rundown inner city areas, sold the company a quarter-acre maintenance depot fronting on to O'Rahilly's Parade, off Parnell Street. The consideration was around €9 million.
The Office of Public Works took a different view, opting for a profit sharing arrangement with the developer in return for handing over two buildings at Upper O'Connell Street.
Under the agreement, the State will be guaranteed a minimum annual income of around €1 million. The final figure will depend on the overall rental roll from the scheme.
CIÉ and Dublin Bus also struck a deal, exchanging two buildings along O'Connell Street for 1,858sq m (20,000sq ft) of new offices over retail facilities in the new development. The two buildings owned by the transport companies are partially listed and stand on a site of about a quarter of an acre.
Traders leasing shops along Moore Street, including many immigrants, are being paid between €50,000 and €250,000 to vacate their premises while owners are getting anything from €750,000 to €2 million for their freehold interests.
And the pay-off did not stop there. O'Reilly also bought six adjoining retail buildings from 36 to 41 Henry Street which are to be demolished to make way for a grand entrance into the new shopping precinct.
The Irish Times
www.buckplanning.ie
PROPERTY DEVELOPER Joe O'Reilly of Chartered Land has spent in the region of €180 million assembling the 5.5-acre site for the proposed Dublin Central shopping, leisure and residential development between Upper O'Connell Street and Moore Street.
The €1.25 billion scheme - which includes two new pedestrian streets and three public squares - is easily the most spectacular project ever proposed for the city centre.
If, as expected, the plans are approved by the planners, it will add 65,000sq m (700,000sq ft) of retail space in the city centre. Another 37,160sq m (400,000sq ft) is planned by Arnotts for nearby Princes Street.
Most of the major retail schemes over the last 20 years have been along the M50 where around 232,250sq m (2.5 million sq ft) of new shopping space was built in locations such as Dundrum, Tallaght, Liffey Valley, Blanchardstown, Finglas and Clare Hall. The two huge schemes now planned for the Henry Street area will be seen as an attempt to tip the scales back in favour of the city centre.
The intricate task of assembling the vast site took more than four-and-a-half years to complete and involved around 70 leaseholders and freeholders. It is by far the largest development site pulled together in the inner city since the assembly of the site for the St Stephen's Green shopping centre. The biggest single part of the site, the former Carlton Cinema standing on about one acre, was acquired from Richard Quirke for a figure believed to be over €30 million.
A further €25 million is being spent on buying the Royal Dublin Hotel which accounts for about three-quarters of an acre. The property includes a period townhouse which is to be restored and preserved.
Dublin City Council, which has consistently supported Chartered Land's stunning vision for one of the most rundown inner city areas, sold the company a quarter-acre maintenance depot fronting on to O'Rahilly's Parade, off Parnell Street. The consideration was around €9 million.
The Office of Public Works took a different view, opting for a profit sharing arrangement with the developer in return for handing over two buildings at Upper O'Connell Street.
Under the agreement, the State will be guaranteed a minimum annual income of around €1 million. The final figure will depend on the overall rental roll from the scheme.
CIÉ and Dublin Bus also struck a deal, exchanging two buildings along O'Connell Street for 1,858sq m (20,000sq ft) of new offices over retail facilities in the new development. The two buildings owned by the transport companies are partially listed and stand on a site of about a quarter of an acre.
Traders leasing shops along Moore Street, including many immigrants, are being paid between €50,000 and €250,000 to vacate their premises while owners are getting anything from €750,000 to €2 million for their freehold interests.
And the pay-off did not stop there. O'Reilly also bought six adjoining retail buildings from 36 to 41 Henry Street which are to be demolished to make way for a grand entrance into the new shopping precinct.
The Irish Times
www.buckplanning.ie
An Irishman's Diary covers planning ...
IN THESE exciting days for Dublin architecture, when every new building seems to make a bold visual statement, spare a thought for the Irish Yeast Company on College Street.
The rest of the city is throwing off all height restrictions and reaching for the sky. But there's the poor old Yeast Company - doomed, apparently forever, to occupy a four-storey building, with no hope of vertical extension. Its visual statement - insofar as it makes one - is a failed metaphor. The shop is the unleavened bread of modern Dublin's architectural banquet: the cake that didn't rise.
And even so, I find its contradictions strangely reassuring. Yes, it was exciting when they erected the Spire on nearby O'Connell Street, with the message to Dubliners that, from now on, the only way was up. And yes, it's exciting now to see developers taking the hint, by way of plans to recreate the Hanging Gardens of Babylon over Moore Street, or to rebuild the Clarence Hotel with a spaceship on the roof, or to create any number of other upward-thrusting landmarks But as I pass it regularly on the way to and from the office, it is all the more of relief these days to find the Yeast Company still there, holding out stolidly against the inflationary pressures.
I never fail to be calmed by the sight of its pleasantly squat frontal elevation and by its modest ground floor window full of baking accessories. Often I pause to look in, regretting that I have no reason to buy something. Then I continue on my way, always feeling more serene. The shop is like a little anchor in the stormy seas of change.
Mind you, even the term "anchor" is not what it used to be. At any rate, I see that the developers of the Carlton site have used that very word, without apparent irony, to describe the effect on O'Connell Street of their proposed "sky park" - the same one that will climb by a 22-degree slope to an observation deck towering hundreds of feet above the city centre, and accessible by funicular.
Clearly, the new generation of architect-designed anchors are designed to drag things up rather than down. I don't know where balloons fit in any more.
PRESUMABLY the spaceship on the Clarence - if it ever gets off the ground - will offer similar anchorage to Temple Bar. But should Norman Foster's design survive the planning process, the building has already secured its nickname. The "Flying Saucer" it surely has to be, even if the project's supporters would argue that the little green men (ie small-minded conservationists) are, by definition, not on board.
With the Clarence already sorted, therefore, the immediate challenge for Dubliners is to find an alternative name for the sky park over Moore Street. It will be only an interim nickname, of course, subject to application for retention in the event of the plan going ahead. But here goes anyway.
I like to think we're mature enough now not to need one of those rhyming nicknames, of which there are far too many already. Which is why I think "Gorse Hill" would be a nice name for the new park. It doesn't rhyme. It is boldly contemporary. And it might even appeal to the developers - since, for anyone who followed the recent High Court case, it immediately suggests "Anchorage".
Failing that, and taking a completely different tack, I propose naming the development "MacArthur Park" after the famously obscure song with which Richard Harris once had a hit.
The song's lyrics have always baffled scientists. But bearing in mind the sky-park's "hyrdoponic" sloping garden, and continuing our baking metaphor from earlier, consider the chorus: "MacArthur Park is melting in the dark/ All the sweet, green icing flowing down". Bear in mind also that the architects envisage a roof over the new streets that their development would create, but that they have not seen fit to extend this to the sky-park. Then remember the hydroponic nature of Irish weather, and the consequent risk of flooding. And consider another line from the song: "Someone left the cake out in the rain."
On the other hand, after the interminable delays in redeveloping the Carlton site, the song's chorus also carries a heartfelt message from the developers to any planners who might be inclined to refuse the scheme permission: "I don't think that I can take it/ 'Cause it took so long to bake it/ And I'll never have that recipe again/ Oh, no!"
But the clincher, as I see it, is that the developers have credited the Guinness Storehouse, with its "sky-bar", as one of the inspirations behind their scheme. So perhaps if the sky park does rise over the old Carlton eventually, brewer's yeast will have played a part. Either way, the Son-of-Arthur's Park would seem to cover it.
The Irish Times
www.buckplanning.ie
The rest of the city is throwing off all height restrictions and reaching for the sky. But there's the poor old Yeast Company - doomed, apparently forever, to occupy a four-storey building, with no hope of vertical extension. Its visual statement - insofar as it makes one - is a failed metaphor. The shop is the unleavened bread of modern Dublin's architectural banquet: the cake that didn't rise.
And even so, I find its contradictions strangely reassuring. Yes, it was exciting when they erected the Spire on nearby O'Connell Street, with the message to Dubliners that, from now on, the only way was up. And yes, it's exciting now to see developers taking the hint, by way of plans to recreate the Hanging Gardens of Babylon over Moore Street, or to rebuild the Clarence Hotel with a spaceship on the roof, or to create any number of other upward-thrusting landmarks But as I pass it regularly on the way to and from the office, it is all the more of relief these days to find the Yeast Company still there, holding out stolidly against the inflationary pressures.
I never fail to be calmed by the sight of its pleasantly squat frontal elevation and by its modest ground floor window full of baking accessories. Often I pause to look in, regretting that I have no reason to buy something. Then I continue on my way, always feeling more serene. The shop is like a little anchor in the stormy seas of change.
Mind you, even the term "anchor" is not what it used to be. At any rate, I see that the developers of the Carlton site have used that very word, without apparent irony, to describe the effect on O'Connell Street of their proposed "sky park" - the same one that will climb by a 22-degree slope to an observation deck towering hundreds of feet above the city centre, and accessible by funicular.
Clearly, the new generation of architect-designed anchors are designed to drag things up rather than down. I don't know where balloons fit in any more.
PRESUMABLY the spaceship on the Clarence - if it ever gets off the ground - will offer similar anchorage to Temple Bar. But should Norman Foster's design survive the planning process, the building has already secured its nickname. The "Flying Saucer" it surely has to be, even if the project's supporters would argue that the little green men (ie small-minded conservationists) are, by definition, not on board.
With the Clarence already sorted, therefore, the immediate challenge for Dubliners is to find an alternative name for the sky park over Moore Street. It will be only an interim nickname, of course, subject to application for retention in the event of the plan going ahead. But here goes anyway.
I like to think we're mature enough now not to need one of those rhyming nicknames, of which there are far too many already. Which is why I think "Gorse Hill" would be a nice name for the new park. It doesn't rhyme. It is boldly contemporary. And it might even appeal to the developers - since, for anyone who followed the recent High Court case, it immediately suggests "Anchorage".
Failing that, and taking a completely different tack, I propose naming the development "MacArthur Park" after the famously obscure song with which Richard Harris once had a hit.
The song's lyrics have always baffled scientists. But bearing in mind the sky-park's "hyrdoponic" sloping garden, and continuing our baking metaphor from earlier, consider the chorus: "MacArthur Park is melting in the dark/ All the sweet, green icing flowing down". Bear in mind also that the architects envisage a roof over the new streets that their development would create, but that they have not seen fit to extend this to the sky-park. Then remember the hydroponic nature of Irish weather, and the consequent risk of flooding. And consider another line from the song: "Someone left the cake out in the rain."
On the other hand, after the interminable delays in redeveloping the Carlton site, the song's chorus also carries a heartfelt message from the developers to any planners who might be inclined to refuse the scheme permission: "I don't think that I can take it/ 'Cause it took so long to bake it/ And I'll never have that recipe again/ Oh, no!"
But the clincher, as I see it, is that the developers have credited the Guinness Storehouse, with its "sky-bar", as one of the inspirations behind their scheme. So perhaps if the sky park does rise over the old Carlton eventually, brewer's yeast will have played a part. Either way, the Son-of-Arthur's Park would seem to cover it.
The Irish Times
www.buckplanning.ie
Grand plans for local government need cash
POLITICAL TALK about local government reform in Ireland is as old as the hills. Yet even as the talk continued intermittently over decades, the State became one of the most centralised in Europe, with more and more powers stripped from local authorities, leaving a bare carcass.
Few would disagree with Minister for the Environment John Gormley's ideal that local government should be "democratic, accountable and provide quality local service delivery". What's debatable is whether his Green Paper will turn that ideal into a living, breathing reality.
"No taxation without representation" was the slogan of the American Revolution in 1776, with the obvious corollary that there can be no real representation without taxation. Yet the issue of revenue-raising powers for local government has been long-fingered once again.
Until 1978, when Fianna Fáil made good on its madcap election promise the previous year, local authorities had the power to raise revenue from domestic rates on every household in the State. Since then, they have been dependent - like children - on the Government.
Now largely funded by motor taxation and commercial rates, they have been robbed of the close contact which domestic rates engendered between citizens and their local authority, even as every cent raised by stamp duty - Ireland's only tax on property - goes to the exchequer.
Throughout the property boom, the Government was raking in some €350 million per month from stamp duty on the transfer of property. And though that figure has fallen sharply, the exchequer is still in receipt of a lot more revenue from this quarter than rates ever raised.
Yet no political party in Leinster House has the courage to propose that domestic rates should be reintroduced, even as a substitute for stamp duty. John Gormley has kicked to touch on this issue by referring it to (yet another) Commission on Taxation.
A "stronger local government system", of the type he says he wishes us to have, will not come about unless that system has revenue-raising powers. And the fairest, most obvious way of raising revenue would be to impose local taxes on homes, based on their value.
Two years ago, however, a report by Indecon economic consultants on local government funding warned that local authorities would need an extra €1.5 billion a year between them to meet the cost of "existing and emerging demands" for their services within four years.
But the then minister for the environment, Dick Roche, rejected Indecon's central recommendation that everyone should pay water charges and that local taxes should be imposed on holiday homes. He shirked such tough decisions, claiming that revenues were "bouyant".
One of the main selling points in the Green Paper is a directly-elected mayor for Dublin city and county. He or she is to have "strategic functions", including planning, housing, waste management, sewage treatment and water provision as well as a role in transport.
Supposedly modelled on the successful example of Ken Livingstone's two terms as mayor of London, the Green Paper makes the case that all of our cities and even counties should have directly-elected mayors with a metropolitan or regional focus - as indeed they should.
But if any of these mayors - Dublin's included - is to have real power, it will inevitably involve some transfer of authority from the city and county managers, who have been operating for years as Ireland's equivalents of the prefects who ruled French départments for so long.
Nearly a decade ago, when he was minister for the environment, Noel Dempsey sought to introduce directly-elected mayors here, but his plan was scrapped because of opposition within Fianna Fáil based on fears that it could result in the likes of Senator David Norris being elected.
There was also opposition among Government ministers and senior civil servants to any scenario that would involve creating an alternative power centre in Dublin - much the same fear that motivated Tony Blair in seeking to prevent Ken Livingstone becoming mayor of London.
Livingstone went on to become a highly-successful mayor and, though now facing a tough election battle, one of his principal achievements - the imposition of a congestion charge to reduce traffic in central London - will have long-lasting benefits.
Mr Gormley suggested on RTÉ Radio yesterday that a directly-elected Dublin mayor might have the power to introduce a congestion charge here - though that's doubtful. All he or she is guaranteed is chairmanship of the highly undemocratic Dublin Transport Authority.
Frank McDonald is Environment Editor
The Irish Times
www.buckplanning.ie
Few would disagree with Minister for the Environment John Gormley's ideal that local government should be "democratic, accountable and provide quality local service delivery". What's debatable is whether his Green Paper will turn that ideal into a living, breathing reality.
"No taxation without representation" was the slogan of the American Revolution in 1776, with the obvious corollary that there can be no real representation without taxation. Yet the issue of revenue-raising powers for local government has been long-fingered once again.
Until 1978, when Fianna Fáil made good on its madcap election promise the previous year, local authorities had the power to raise revenue from domestic rates on every household in the State. Since then, they have been dependent - like children - on the Government.
Now largely funded by motor taxation and commercial rates, they have been robbed of the close contact which domestic rates engendered between citizens and their local authority, even as every cent raised by stamp duty - Ireland's only tax on property - goes to the exchequer.
Throughout the property boom, the Government was raking in some €350 million per month from stamp duty on the transfer of property. And though that figure has fallen sharply, the exchequer is still in receipt of a lot more revenue from this quarter than rates ever raised.
Yet no political party in Leinster House has the courage to propose that domestic rates should be reintroduced, even as a substitute for stamp duty. John Gormley has kicked to touch on this issue by referring it to (yet another) Commission on Taxation.
A "stronger local government system", of the type he says he wishes us to have, will not come about unless that system has revenue-raising powers. And the fairest, most obvious way of raising revenue would be to impose local taxes on homes, based on their value.
Two years ago, however, a report by Indecon economic consultants on local government funding warned that local authorities would need an extra €1.5 billion a year between them to meet the cost of "existing and emerging demands" for their services within four years.
But the then minister for the environment, Dick Roche, rejected Indecon's central recommendation that everyone should pay water charges and that local taxes should be imposed on holiday homes. He shirked such tough decisions, claiming that revenues were "bouyant".
One of the main selling points in the Green Paper is a directly-elected mayor for Dublin city and county. He or she is to have "strategic functions", including planning, housing, waste management, sewage treatment and water provision as well as a role in transport.
Supposedly modelled on the successful example of Ken Livingstone's two terms as mayor of London, the Green Paper makes the case that all of our cities and even counties should have directly-elected mayors with a metropolitan or regional focus - as indeed they should.
But if any of these mayors - Dublin's included - is to have real power, it will inevitably involve some transfer of authority from the city and county managers, who have been operating for years as Ireland's equivalents of the prefects who ruled French départments for so long.
Nearly a decade ago, when he was minister for the environment, Noel Dempsey sought to introduce directly-elected mayors here, but his plan was scrapped because of opposition within Fianna Fáil based on fears that it could result in the likes of Senator David Norris being elected.
There was also opposition among Government ministers and senior civil servants to any scenario that would involve creating an alternative power centre in Dublin - much the same fear that motivated Tony Blair in seeking to prevent Ken Livingstone becoming mayor of London.
Livingstone went on to become a highly-successful mayor and, though now facing a tough election battle, one of his principal achievements - the imposition of a congestion charge to reduce traffic in central London - will have long-lasting benefits.
Mr Gormley suggested on RTÉ Radio yesterday that a directly-elected Dublin mayor might have the power to introduce a congestion charge here - though that's doubtful. All he or she is guaranteed is chairmanship of the highly undemocratic Dublin Transport Authority.
Frank McDonald is Environment Editor
The Irish Times
www.buckplanning.ie
€380m project could create 800 jobs
UP TO 800 jobs could be created in connection with the construction of a 32-storey €380 million mixed-use urban development in Waterford city, which is expected to be completed by 2014.
A planning application will be lodged with Waterford City Council shortly for the Water Haven development, on the 13-acre site of a former iron foundry beside the river Suir at Bilberry.
The developers said about half of the jobs would be created during the construction phase of the development, while the remainder would be in place upon completion.
Plans announced yesterday propose to feature an "iconic" 119m-high, 32-storey building with 22 floors - containing 395 apartments above 10 floors of offices.
This building will also house a "sky view area offering unprecedented views" of Waterford city, east Co Waterford and south Co Kilkenny, according to a spokesman for developers, the Bolster Group.
"An eye-catching 20-metre high roof feature will echo the elegant design of the nearby cable stay bridge included in the Waterford city bypass," said the spokesman.
Identified as an "opportunity site" in the Waterford City Development Plan 2007-2013, the brownfield lands, bought from Waterford Stanley, will accommodate a 15-storey, 156-bedroom hotel.
Also featured in the building, which would dominate over existing buildings in the city, are underground parking facilities, restaurants, smaller office units and duplex apartments.
A hotel containing a conference centre capable of accommodating 500 delegates is hoped to "make Waterford a more attractive venue for business tourism".
"A state-of-the art leisure and fitness centre will include a gymnasium, spa and swimming pool while the scheme also includes marinas with 80 berths," according to the application.
An extension of the Waterford and Suir Valley railway to allow the train to run to the site of the former Waterford South railway station at Bilberry is also being facilitated by the design team.
A scale model and images of the Water Haven scheme will be on public display on the ground floor of Maritana Gate, Canada Street from today until Saturday.
Irish Times
www.buckplanning.ie
A planning application will be lodged with Waterford City Council shortly for the Water Haven development, on the 13-acre site of a former iron foundry beside the river Suir at Bilberry.
The developers said about half of the jobs would be created during the construction phase of the development, while the remainder would be in place upon completion.
Plans announced yesterday propose to feature an "iconic" 119m-high, 32-storey building with 22 floors - containing 395 apartments above 10 floors of offices.
This building will also house a "sky view area offering unprecedented views" of Waterford city, east Co Waterford and south Co Kilkenny, according to a spokesman for developers, the Bolster Group.
"An eye-catching 20-metre high roof feature will echo the elegant design of the nearby cable stay bridge included in the Waterford city bypass," said the spokesman.
Identified as an "opportunity site" in the Waterford City Development Plan 2007-2013, the brownfield lands, bought from Waterford Stanley, will accommodate a 15-storey, 156-bedroom hotel.
Also featured in the building, which would dominate over existing buildings in the city, are underground parking facilities, restaurants, smaller office units and duplex apartments.
A hotel containing a conference centre capable of accommodating 500 delegates is hoped to "make Waterford a more attractive venue for business tourism".
"A state-of-the art leisure and fitness centre will include a gymnasium, spa and swimming pool while the scheme also includes marinas with 80 berths," according to the application.
An extension of the Waterford and Suir Valley railway to allow the train to run to the site of the former Waterford South railway station at Bilberry is also being facilitated by the design team.
A scale model and images of the Water Haven scheme will be on public display on the ground floor of Maritana Gate, Canada Street from today until Saturday.
Irish Times
www.buckplanning.ie
Dublin to have directly elected mayor in plan
A PLAN for local government reform published by Minister for the Environment, John Gormley, yesterday was described by the Opposition as "disappointing", due to the limited number of concrete proposals.
One key commitment made by Mr Gormley was that the Dublin region will have its own directly elected mayor with real power in three years time but the details of those powers have still to be worked out.
Launching the Green Paper discussion document, "Stronger Local Democracy: Options for Change," the Mr Gormley said he favoured the Dublin mayor having executive powers to deal with issues like planning, waste and transport, akin to the mayor of London.
The Green Paper acknowledged the need for proper funding of local government but made no specific proposals. However, Mr Gormley expressed support for the idea of the mayor having the power to impose congestion charges on the London model.
The Minister pointed to the fact that the Green Paper proposed a range of executive powers for the mayor to deal with planning, housing, water provision and waste disposal and it also proposed that the mayor should act as chairman of the Dublin Transport Authority.
Mr Gormley said he had discussed this issue with Minister for Transport Noel Dempsey, who had no objection to the plan.
The Green Paper also proposes that all cities and counties should ultimately have directly elected mayors and also that key gateways such as Limerick, Waterford and Sligo should have revised structures of local government.
"We need to give local government greater freedom and capacity to tackle local issues locally, working on its own initiative and in partnership with other local and state agencies.
Fine Gael spokesman on local government Phil Hogan expressed disappointment at the Minister's plans, which he said were high on rhetoric but low on detail. "The proposals include a directly elected mayor for Dublin, with the possibility of directly elected mayors in other cities and counties, but do not explain the functions of this office. There is no indication either in the document of how devolved functions would operate from central to local government, or how local government will be funded into the future."
Mr Hogan said that citizens required good quality services at local level with meaningful, democratic and accountable structures but the Minister had ignored the issues of devolution and funding which would enable those objectives to be met.
Labour Party spokesman on local government Ciaran Lynch welcomed the Green Paper and said that at first glance it raised many issues, and included some proposals that were broadly in line with his party's policy.
He added that there was no logic in leaving direct elections for a Dublin mayor to 2011 when all the other members of Dublin local authorities will have been elected for a five-year term in 2009.
"It would be illogical and impractical to have mayors and other members operating overlapping periods in office. There is no reason why the plan cannot be in place for 2009. The Minister also seems to have ducked issue of the creation of new town councils," said Mr Lynch.
Tasc, a think tank for action on social change, expressed "profound disappointment" at what it termed the Government's "fudge" over local government reform. Paula Clancy, director of Tasc, said the proposal to create a directly elected mayor for Dublin was a red herring .
"The Green Paper does not propose to reform in any meaningful way Ireland's centralised and dysfunctional system of local government by transferring real powers from central to local government," said Ms Clancy.
"By imposing a directly elected mayor on this unreformed system all that will happen will be the creation of another layer of bureaucracy, causing yet more administrative confusion."
Green Paper: main proposals
The main elements of the Green Paper are:
A directly-elected mayor for the Dublin region.
Directly-elected mayors in other cities and counties.
Devolution of decision making to town councils.
New ethics legislation for councillors.
A cap on council election spending of €5,000 per candidate.
A new system of funding local government.
A change in the role of county managers, with more power given to elected representatives.
Improved customer service.
The Irish Times
www.buckplanning.ie
One key commitment made by Mr Gormley was that the Dublin region will have its own directly elected mayor with real power in three years time but the details of those powers have still to be worked out.
Launching the Green Paper discussion document, "Stronger Local Democracy: Options for Change," the Mr Gormley said he favoured the Dublin mayor having executive powers to deal with issues like planning, waste and transport, akin to the mayor of London.
The Green Paper acknowledged the need for proper funding of local government but made no specific proposals. However, Mr Gormley expressed support for the idea of the mayor having the power to impose congestion charges on the London model.
The Minister pointed to the fact that the Green Paper proposed a range of executive powers for the mayor to deal with planning, housing, water provision and waste disposal and it also proposed that the mayor should act as chairman of the Dublin Transport Authority.
Mr Gormley said he had discussed this issue with Minister for Transport Noel Dempsey, who had no objection to the plan.
The Green Paper also proposes that all cities and counties should ultimately have directly elected mayors and also that key gateways such as Limerick, Waterford and Sligo should have revised structures of local government.
"We need to give local government greater freedom and capacity to tackle local issues locally, working on its own initiative and in partnership with other local and state agencies.
Fine Gael spokesman on local government Phil Hogan expressed disappointment at the Minister's plans, which he said were high on rhetoric but low on detail. "The proposals include a directly elected mayor for Dublin, with the possibility of directly elected mayors in other cities and counties, but do not explain the functions of this office. There is no indication either in the document of how devolved functions would operate from central to local government, or how local government will be funded into the future."
Mr Hogan said that citizens required good quality services at local level with meaningful, democratic and accountable structures but the Minister had ignored the issues of devolution and funding which would enable those objectives to be met.
Labour Party spokesman on local government Ciaran Lynch welcomed the Green Paper and said that at first glance it raised many issues, and included some proposals that were broadly in line with his party's policy.
He added that there was no logic in leaving direct elections for a Dublin mayor to 2011 when all the other members of Dublin local authorities will have been elected for a five-year term in 2009.
"It would be illogical and impractical to have mayors and other members operating overlapping periods in office. There is no reason why the plan cannot be in place for 2009. The Minister also seems to have ducked issue of the creation of new town councils," said Mr Lynch.
Tasc, a think tank for action on social change, expressed "profound disappointment" at what it termed the Government's "fudge" over local government reform. Paula Clancy, director of Tasc, said the proposal to create a directly elected mayor for Dublin was a red herring .
"The Green Paper does not propose to reform in any meaningful way Ireland's centralised and dysfunctional system of local government by transferring real powers from central to local government," said Ms Clancy.
"By imposing a directly elected mayor on this unreformed system all that will happen will be the creation of another layer of bureaucracy, causing yet more administrative confusion."
Green Paper: main proposals
The main elements of the Green Paper are:
A directly-elected mayor for the Dublin region.
Directly-elected mayors in other cities and counties.
Devolution of decision making to town councils.
New ethics legislation for councillors.
A cap on council election spending of €5,000 per candidate.
A new system of funding local government.
A change in the role of county managers, with more power given to elected representatives.
Improved customer service.
The Irish Times
www.buckplanning.ie
Monday, 21 April 2008
Sargent gets his fingers burnt by solar panels
SOLAR panel installers now have to step up to the mark -- after a Government Minister got his fingers burned.
Junior Food Minister Trevor Sargent, former leader of the Green Party, suffered damage to his home after panels were incorrectly installed.
Grants for alternative energy are provided by the Government on referral of applicants to Sustainable Energy Ireland (SEI) which lists a number of approved suppliers.
SEI now requires all its listed trades-people to have completed FETAC courses -- at which they are trained in proper installation.
It is too late for Mr Sargent, who obtained a supplier for solar panels from the SEI website. At the time, operators only had to be insured -- and were not certified for the work.
Mr Sargent connected two solar panels to heat his water when only one was required. By summer, his water had reached boiling point -- while his supplier had only connected plastic pipes, instead of copper.
The pipes melted, and the resultant leak caused extensive damage. The incident happened up to five years ago.
Requirements
The new training requirements come as another Green Minister, Eamon Ryan, has revealed plans to 'plant' a grass roof to better insulate his suburban Dublin family home.
Majella Kelleher, who administers the Greener Homes Scheme for the SEI, told the Irish Independent: "We do operate a list of registered suppliers. They now have to have a national qualification, as of March 31, 2008. Not only do they have to be tax compliant, but they must also complete a FETAC approved course in alternative technology.
"At the end of the day, responsibility still lies with the householder to get references and to understand their own needs."
Senan Molony Deputy Political Editor
Irish Independent
www.buckplanning.ie
Junior Food Minister Trevor Sargent, former leader of the Green Party, suffered damage to his home after panels were incorrectly installed.
Grants for alternative energy are provided by the Government on referral of applicants to Sustainable Energy Ireland (SEI) which lists a number of approved suppliers.
SEI now requires all its listed trades-people to have completed FETAC courses -- at which they are trained in proper installation.
It is too late for Mr Sargent, who obtained a supplier for solar panels from the SEI website. At the time, operators only had to be insured -- and were not certified for the work.
Mr Sargent connected two solar panels to heat his water when only one was required. By summer, his water had reached boiling point -- while his supplier had only connected plastic pipes, instead of copper.
The pipes melted, and the resultant leak caused extensive damage. The incident happened up to five years ago.
Requirements
The new training requirements come as another Green Minister, Eamon Ryan, has revealed plans to 'plant' a grass roof to better insulate his suburban Dublin family home.
Majella Kelleher, who administers the Greener Homes Scheme for the SEI, told the Irish Independent: "We do operate a list of registered suppliers. They now have to have a national qualification, as of March 31, 2008. Not only do they have to be tax compliant, but they must also complete a FETAC approved course in alternative technology.
"At the end of the day, responsibility still lies with the householder to get references and to understand their own needs."
Senan Molony Deputy Political Editor
Irish Independent
www.buckplanning.ie
Sunday, 20 April 2008
Too many houses not finished
OVER 80 housing estates in the Gorey area alone are left unfinished by developers. This is the figure that was given at a meeting of Gorey Town Council last week.
The issue of uncompleted developments was raised by Cllr. Malcolm Byrne who told of the pertinence of having estates in proper order and made specific reference to an estate in Clonattin.
Concerns were expressed about developments not being finished properly and the catch-22 situation which the County Council find themselves in.
Cllr. Byrne stressed that the council's refusal to undertake the finishing of housing estates, which have been not been completed by the developers, is unfair on the residents.
He said that there should be a plan put in place and that the council should look at taking a test case against those who persistently show that they are not meeting standards.
Cllr. Lorcan Allen agreed that it was a major problem, but told how they could do nothing about it until they had got funding to fix the problems. When the developer is given planning permission, they agree to finish it.
Cllr. Kay O'Gorman told the council that the developers aren't taking any notice of being fined and that they should not be granted planning permission for future properties until they comply with their agreement to complete the development to the proper standard.
"It is the same developers who are causing the problems," said Cllr. O'Gorman.
Director of Services, Niall McGuigan, said: "We are trying to take estates in charge. It's a painstaking process. No one can tell at the start of the scheme what will happen. I've a lot of sympathy for the people in the estates. But, there's no point in raising people's expectations."
"There are 270 cases before the courts at the moment and a lot of these can take a couple of years before they are heard."
Rachel Cave
Gorey Echo
www.buckplanning.ie
The issue of uncompleted developments was raised by Cllr. Malcolm Byrne who told of the pertinence of having estates in proper order and made specific reference to an estate in Clonattin.
Concerns were expressed about developments not being finished properly and the catch-22 situation which the County Council find themselves in.
Cllr. Byrne stressed that the council's refusal to undertake the finishing of housing estates, which have been not been completed by the developers, is unfair on the residents.
He said that there should be a plan put in place and that the council should look at taking a test case against those who persistently show that they are not meeting standards.
Cllr. Lorcan Allen agreed that it was a major problem, but told how they could do nothing about it until they had got funding to fix the problems. When the developer is given planning permission, they agree to finish it.
Cllr. Kay O'Gorman told the council that the developers aren't taking any notice of being fined and that they should not be granted planning permission for future properties until they comply with their agreement to complete the development to the proper standard.
"It is the same developers who are causing the problems," said Cllr. O'Gorman.
Director of Services, Niall McGuigan, said: "We are trying to take estates in charge. It's a painstaking process. No one can tell at the start of the scheme what will happen. I've a lot of sympathy for the people in the estates. But, there's no point in raising people's expectations."
"There are 270 cases before the courts at the moment and a lot of these can take a couple of years before they are heard."
Rachel Cave
Gorey Echo
www.buckplanning.ie
Gas plant objectors willing to take case to the EU
The gas terminal was granted planning permission by An Bord Pleanála two weeks ago, following the public planning process which culminated in an oral hearing held in January 4.
Throughout that hearing, one group of locals put up a strong fight against the plan, principally on the grounds of safety. They said that if any major accident were to happen on the site many lives would be in danger. Shannon LNG, the company behind the plans, however, said safety procedures at the plant would be extremely high.
‘Our fight isn't over yet by a long shot', KRA member, Johnny McElligott, told The Kerryman. ‘We feel that as a group of ordinary people living in the area we were badly let down by the fast-tracking nature of the strategic infrastructure planning process. The fact that only 40 conditions have been attached to the planning causes us great concern. You'd nearly have 100 conditions attached to building a new house,' he said.
‘We are ordinary people with our own jobs and we spent a lot of time working on our argument before the recent oral hearing and for little support from the State, even though we raised questions of massive importance for everyone in the area. We got no expenses - our chief witness, Dr Jerry Havens, had his flight and board covered to the tune of exactly E2,876, and that was it, we got nothing. Meanwhile, Kerry County Council - who were doing the job they're paid to do - got E43,076, while the board awarded itself E162,124,' he added.
Another KRA member, Raymond O'Mahony, said he felt some of the planning conditions for the LNG terminal gave more consideration to animals than humans.
‘One of the conditions during the building phase is that if a dolphin comes within 500 metres within 20 minutes of explosives [being used during the building] going off those explosions will have to be cancelled. However, for the rest of us, all we get is a one-minute siren warning that an explosion is about to happen,' he added.
The Kerryman
www.buckplanning.ie
Throughout that hearing, one group of locals put up a strong fight against the plan, principally on the grounds of safety. They said that if any major accident were to happen on the site many lives would be in danger. Shannon LNG, the company behind the plans, however, said safety procedures at the plant would be extremely high.
‘Our fight isn't over yet by a long shot', KRA member, Johnny McElligott, told The Kerryman. ‘We feel that as a group of ordinary people living in the area we were badly let down by the fast-tracking nature of the strategic infrastructure planning process. The fact that only 40 conditions have been attached to the planning causes us great concern. You'd nearly have 100 conditions attached to building a new house,' he said.
‘We are ordinary people with our own jobs and we spent a lot of time working on our argument before the recent oral hearing and for little support from the State, even though we raised questions of massive importance for everyone in the area. We got no expenses - our chief witness, Dr Jerry Havens, had his flight and board covered to the tune of exactly E2,876, and that was it, we got nothing. Meanwhile, Kerry County Council - who were doing the job they're paid to do - got E43,076, while the board awarded itself E162,124,' he added.
Another KRA member, Raymond O'Mahony, said he felt some of the planning conditions for the LNG terminal gave more consideration to animals than humans.
‘One of the conditions during the building phase is that if a dolphin comes within 500 metres within 20 minutes of explosives [being used during the building] going off those explosions will have to be cancelled. However, for the rest of us, all we get is a one-minute siren warning that an explosion is about to happen,' he added.
The Kerryman
www.buckplanning.ie
Traffic in capital still heavy despite 14pc drop
MOTORISTS in the Greater Dublin area are still facing bumper to bumper traffic during rush hour, according to AA Roadwatch -- despite new figures which show a dramatic drop in the number of cars entering the city centre.
New figures from Dublin City Council (DCC) show that between 1997 and 2007 the number of cars entering the city between the Royal and Grand canals during morning rush hour dropped by over 10,000 to 63,269 -- a drop of 14pc.
But Conor Faughnan of AA Roadwatch says despite this "hidden success", thousands of commuters in the capital's suburbs are facing heavy traffic.
"It sounds strange when you hear people calling Dublin city traffic a disaster," Mr Faughnan said. "But it really depends where you are. However, in the city centre, traffic has improved.
"There are a number of reasons for this. Firstly, there has been an increase in traffic volumes away from the city caused by more jobs outside the city centre.
"The other is the improvement in the provision of public transport -- the Luas now carries 29 million people and there are improvements like Quality Bus Corridors."
Volumes
But Mr Faughnan pointed out that traffic volumes along other routes linking the city to areas like Swords, Blanchardstown, Lucan and the N11 continued to suffer heavy traffic.
Figures show an increase of 300 buses entering the city over the last 10 years -- up 18pc.
Dublin Bus accounted for 80pc of the bus traffic in and out of the city between 2002 and 2007. But the number of private buses operating in the city centre is steadily increasing, with a 30pc jump in the same five-year period.
The effect of the Dublin Port Tunnel, which opened last January, can also be seen, with the volume of goods vehicles dropping to just under 1,500 in 2007 from 2,291 in 2006 and 2,711 in 2005.
A small increase of 1,000 cars entering the city since 2006 may also be due to the opening of the Port Tunnel, as more motorists opt to travel on city streets since the introduction of the five axle ban.
The number of commuters choosing to ride a motorcycle to work in order to get around quicker has jumped by a third since 1997 to 2,429.
The number of cyclists entering the city increased by 48.
The DCC survey was based on traffic counts at 33 locations on the cordon at the Royal and Grand Canals.
Fiach Kelly
Irish Independent
www.buckplanning.ie
New figures from Dublin City Council (DCC) show that between 1997 and 2007 the number of cars entering the city between the Royal and Grand canals during morning rush hour dropped by over 10,000 to 63,269 -- a drop of 14pc.
But Conor Faughnan of AA Roadwatch says despite this "hidden success", thousands of commuters in the capital's suburbs are facing heavy traffic.
"It sounds strange when you hear people calling Dublin city traffic a disaster," Mr Faughnan said. "But it really depends where you are. However, in the city centre, traffic has improved.
"There are a number of reasons for this. Firstly, there has been an increase in traffic volumes away from the city caused by more jobs outside the city centre.
"The other is the improvement in the provision of public transport -- the Luas now carries 29 million people and there are improvements like Quality Bus Corridors."
Volumes
But Mr Faughnan pointed out that traffic volumes along other routes linking the city to areas like Swords, Blanchardstown, Lucan and the N11 continued to suffer heavy traffic.
Figures show an increase of 300 buses entering the city over the last 10 years -- up 18pc.
Dublin Bus accounted for 80pc of the bus traffic in and out of the city between 2002 and 2007. But the number of private buses operating in the city centre is steadily increasing, with a 30pc jump in the same five-year period.
The effect of the Dublin Port Tunnel, which opened last January, can also be seen, with the volume of goods vehicles dropping to just under 1,500 in 2007 from 2,291 in 2006 and 2,711 in 2005.
A small increase of 1,000 cars entering the city since 2006 may also be due to the opening of the Port Tunnel, as more motorists opt to travel on city streets since the introduction of the five axle ban.
The number of commuters choosing to ride a motorcycle to work in order to get around quicker has jumped by a third since 1997 to 2,429.
The number of cyclists entering the city increased by 48.
The DCC survey was based on traffic counts at 33 locations on the cordon at the Royal and Grand Canals.
Fiach Kelly
Irish Independent
www.buckplanning.ie
Mixed reaction to new pipeline route
SHELL E&P Ireland's publication of a modified onshore pipeline route for the Corrib gas project in north Mayo has drawn a mixed reaction from Erris community interests.
An Bord Pleanála has also denied that it has completed consultations with the Corrib gas developers on "pre-planning" aspects of the proposed amended route.
"Consultations are ongoing and the board has no comment on those consultations," the planning appeals board said in a statement.
Three Government Ministers will have to give various approvals for the amended route, and it may also be the subject of another oral hearing. The amended route is 9.2km long and runs for 40 per cent of the original high-pressure pipeline track. As with the original route, the landfall is at Glengad, and it crosses Sruwaddaccon Bay into Rossport, where it continues in a northeasterly direction, and then southeasterly through commonage shared by over 60 landowners.
It cuts into the Glenamoy bog complex, a special area of conservation (SAC), before crossing Sruwaddaccon Bay for a second time and travelling south to the refinery at Bellanaboy.
RPS - which was hired by Shell to identify the modified route on foot of a recommendation of Government mediator Peter Cassells - says the new route is "twice as far from occupied housing" as the original route.
An option to run straight down Sruwaddaccon Bay, also an SAC, was abandoned, mainly on environmental grounds, it says.
RPS adds that, following statutory consultation, applications and an environmental impact statement will be submitted to An Bord Pleanála under the Strategic Infrastructure Act. Consents will also be sought from Minister for Energy Eamon Ryan under the Gas Act, and from Minister for Agriculture and Fisheries Mary Coughlan under foreshore legislation.
Permission may also be required from Minister for the Environment John Gormley for the SAC dimensions to the route at Glengad and Glenamoy. This will be a matter for An Bord Pleanála to decide, RPS group director PJ Rudden told The Irish Times.
Compulsory acquisition orders are also to be issued by the developers for access to all land involved, even though such orders had been issued before for the original route, Mr Rudden said.
The original route had not been subject to planning, and consents were signed by former marine minister Frank Fahey before the 2002 general election.
Shell E&P Ireland's managing director Andy Pyle said that this announcement showed that "we have made every reasonable effort to address the concerns expressed by local people". The Bellanaboy gas terminal was now 30 per cent complete, he said.
Shell to Sea in Mayo said that the modified route "exposes not just the people of Rossport, but the people of the entire parish of Kilcommon to unprecedented and unacceptable risk".
"We do not give our consent to this and will resist it through every legal, political and campaigning means open to us, even though this could lead to more years of unnecessary conflict," its spokesman John Monaghan said.
"This conflict can be resolved if there is a genuine willingness on the part of Shell and Statoil to reach agreement and secure real consent," Mr Monaghan said. "The tragedy is that there has always been a better way. What we need is resolution and agreement, not the forced imposition on an unwilling community of an unwanted and unsafe project." The Pro Gas Mayo group said it welcomed the announcement, and said it should "allay fears which householders in the Rossport area had".
The Irish Times
www.buckplanning.ie
An Bord Pleanála has also denied that it has completed consultations with the Corrib gas developers on "pre-planning" aspects of the proposed amended route.
"Consultations are ongoing and the board has no comment on those consultations," the planning appeals board said in a statement.
Three Government Ministers will have to give various approvals for the amended route, and it may also be the subject of another oral hearing. The amended route is 9.2km long and runs for 40 per cent of the original high-pressure pipeline track. As with the original route, the landfall is at Glengad, and it crosses Sruwaddaccon Bay into Rossport, where it continues in a northeasterly direction, and then southeasterly through commonage shared by over 60 landowners.
It cuts into the Glenamoy bog complex, a special area of conservation (SAC), before crossing Sruwaddaccon Bay for a second time and travelling south to the refinery at Bellanaboy.
RPS - which was hired by Shell to identify the modified route on foot of a recommendation of Government mediator Peter Cassells - says the new route is "twice as far from occupied housing" as the original route.
An option to run straight down Sruwaddaccon Bay, also an SAC, was abandoned, mainly on environmental grounds, it says.
RPS adds that, following statutory consultation, applications and an environmental impact statement will be submitted to An Bord Pleanála under the Strategic Infrastructure Act. Consents will also be sought from Minister for Energy Eamon Ryan under the Gas Act, and from Minister for Agriculture and Fisheries Mary Coughlan under foreshore legislation.
Permission may also be required from Minister for the Environment John Gormley for the SAC dimensions to the route at Glengad and Glenamoy. This will be a matter for An Bord Pleanála to decide, RPS group director PJ Rudden told The Irish Times.
Compulsory acquisition orders are also to be issued by the developers for access to all land involved, even though such orders had been issued before for the original route, Mr Rudden said.
The original route had not been subject to planning, and consents were signed by former marine minister Frank Fahey before the 2002 general election.
Shell E&P Ireland's managing director Andy Pyle said that this announcement showed that "we have made every reasonable effort to address the concerns expressed by local people". The Bellanaboy gas terminal was now 30 per cent complete, he said.
Shell to Sea in Mayo said that the modified route "exposes not just the people of Rossport, but the people of the entire parish of Kilcommon to unprecedented and unacceptable risk".
"We do not give our consent to this and will resist it through every legal, political and campaigning means open to us, even though this could lead to more years of unnecessary conflict," its spokesman John Monaghan said.
"This conflict can be resolved if there is a genuine willingness on the part of Shell and Statoil to reach agreement and secure real consent," Mr Monaghan said. "The tragedy is that there has always been a better way. What we need is resolution and agreement, not the forced imposition on an unwilling community of an unwanted and unsafe project." The Pro Gas Mayo group said it welcomed the announcement, and said it should "allay fears which householders in the Rossport area had".
The Irish Times
www.buckplanning.ie
Shell boss tells of his regret as pipe route is revised
THE head of Shell in Ireland has admitted the company didn't do a "very good job" addressing local people's safety concerns over plans to put a gas pipeline in Co Mayo.
Announcing a revised route for the controversial pipeline yesterday, managing director Andy Pyle said gas pipelines were "normal practice" in many countries and the company had "probably" failed to explain that to local residents.
The modified route for the onshore section of the Corrib gas pipeline is twice as far away from homes and will operate at half the pressure of the previous line.
The revised route was decided after 11 months of consultation with local people. Stiff local opposition, including the jailing of the so-called Rossport Five in 2005, led to mediator Peter Cassells being appointed in an attempt to break the deadlock between the company and locals.
He recommended that it be moved from the vicinity of Rossport because of concerns about its proximity to housing.
Gas pipelines were "well tested" and "used extensively" throughout the world, Mr Pyle said, adding that people not "implacably opposed" to the pipeline would see it as a compromise.
A planning application seeking permission to build the pipeline would be lodged with An Bord Pleanala within weeks.
"Pipelines are pretty common technology and that [level of opposition] caught us on the hop," he said.
"We would see this as very normal practice. We probably didn't do a very good job explaining that. Pipelines have a very good record, safety wise. The end result, I think, will be acceptable. We definitely feel we have the right balance."
The 9.2km pipeline will carry raw gas from a field 83km off the coast. It will come ashore at Glengad before crossing Sruwaddacon Bay into Rossport.
Refinery
It skirts around the village and along the boundary of the Glenamoy Bog Complex Special Area of Conservation (SAC) before recrossing Sruwaddacon Bay and continuing onto the Bellanaboy gas refinery, currently under construction.
But the Shell to Sea group said a small village at the centre of the controversy would be sliced in half by the new route, with a spokesman saying it would worsen relations between Shell and locals.
"They are literally dividing a community now,'' John Monaghan said.
"They are now actually physically dividing the village of Rossport itself and that is not going to make them any friends.''
"If they were to get an acceptable route the refinery itself still poses a threat. If this is the only way that they see a solution to this problem then it will never go away.''
Paul Melia
Irish Independent
www.buckplanning.ie
Announcing a revised route for the controversial pipeline yesterday, managing director Andy Pyle said gas pipelines were "normal practice" in many countries and the company had "probably" failed to explain that to local residents.
The modified route for the onshore section of the Corrib gas pipeline is twice as far away from homes and will operate at half the pressure of the previous line.
The revised route was decided after 11 months of consultation with local people. Stiff local opposition, including the jailing of the so-called Rossport Five in 2005, led to mediator Peter Cassells being appointed in an attempt to break the deadlock between the company and locals.
He recommended that it be moved from the vicinity of Rossport because of concerns about its proximity to housing.
Gas pipelines were "well tested" and "used extensively" throughout the world, Mr Pyle said, adding that people not "implacably opposed" to the pipeline would see it as a compromise.
A planning application seeking permission to build the pipeline would be lodged with An Bord Pleanala within weeks.
"Pipelines are pretty common technology and that [level of opposition] caught us on the hop," he said.
"We would see this as very normal practice. We probably didn't do a very good job explaining that. Pipelines have a very good record, safety wise. The end result, I think, will be acceptable. We definitely feel we have the right balance."
The 9.2km pipeline will carry raw gas from a field 83km off the coast. It will come ashore at Glengad before crossing Sruwaddacon Bay into Rossport.
Refinery
It skirts around the village and along the boundary of the Glenamoy Bog Complex Special Area of Conservation (SAC) before recrossing Sruwaddacon Bay and continuing onto the Bellanaboy gas refinery, currently under construction.
But the Shell to Sea group said a small village at the centre of the controversy would be sliced in half by the new route, with a spokesman saying it would worsen relations between Shell and locals.
"They are literally dividing a community now,'' John Monaghan said.
"They are now actually physically dividing the village of Rossport itself and that is not going to make them any friends.''
"If they were to get an acceptable route the refinery itself still poses a threat. If this is the only way that they see a solution to this problem then it will never go away.''
Paul Melia
Irish Independent
www.buckplanning.ie
Court told of 'conspiracy' by airport authority and developer over land
THREE WOMEN who previously owned a tract of land beside Dublin airport, which was rezoned in the 1990s, have alleged before the High Court that there was a conspiracy between the Dublin Airport Authority and developers Dunloe Ewart plc to prevent their family getting planning permission for the property.
Anne Donegan, Lucy Donegan and Anne O'Malley had initiated proceedings against the Minister for Transport, Aer Rianta (now the Dublin Airport Authority) and Dunloe Ewart but, in a judgment on a preliminary issue in the case yesterday, Mr Justice Brian McGovern granted an application on behalf of the Minister to have the case against him struck out.
The case will now proceed against Aer Rianta and Dunloe Ewart.
The women had claimed misrepresentations were made by the Minister and Aer Rianta during objections to the applications for planning permission. The women claim the alleged misrepresentations were made between 1990 and 1995 when they, or their predecessors in title, sought to develop a 32.5 hectare (80 acre) piece of land at Harristown, beside the airport, for commercial purposes.
The land was rezoned in 1993 by the then Dublin County Council for development of aviation-related warehousing. The land was owned at the time by brothers John and Frank Donegan.
Mr Justice McGovern said the three women made allegations of conspiracy by Aer Rianta and Dunloe but no such allegation was made against the Minister.
The judge noted the women claimed that, because they believed the airport authority and Dunloe would continue objecting to their planning applications, there was no real prospect of the lands being developed and they sold the lands to Monaer Ltd.
The women alleged that Aer Rianta and Dunloe later entered into a joint venture to develop part of the lands for warehousing, and planning permission for this was granted, the judge said.
He said the women claimed they were deliberately misled by the Minister for Transport and Aer Rianta in the objections to the permission, principally in relation to the proper planning and development of the airport, the location of the lands to runways and safety considerations related to the operation of the airport.
The women claimed those policy objections, made during planning applications by them or their predecessors, were bogus and/or non-existent, and they claim to have suffered loss as a result.
The Air Navigation and Transport (Amendment) Act 1998 was clear and unambiguous that any claim arising should lie against Aer Rianta and not the Minister, the judge said.
The Irish Times
www.buckplanning.ie
Anne Donegan, Lucy Donegan and Anne O'Malley had initiated proceedings against the Minister for Transport, Aer Rianta (now the Dublin Airport Authority) and Dunloe Ewart but, in a judgment on a preliminary issue in the case yesterday, Mr Justice Brian McGovern granted an application on behalf of the Minister to have the case against him struck out.
The case will now proceed against Aer Rianta and Dunloe Ewart.
The women had claimed misrepresentations were made by the Minister and Aer Rianta during objections to the applications for planning permission. The women claim the alleged misrepresentations were made between 1990 and 1995 when they, or their predecessors in title, sought to develop a 32.5 hectare (80 acre) piece of land at Harristown, beside the airport, for commercial purposes.
The land was rezoned in 1993 by the then Dublin County Council for development of aviation-related warehousing. The land was owned at the time by brothers John and Frank Donegan.
Mr Justice McGovern said the three women made allegations of conspiracy by Aer Rianta and Dunloe but no such allegation was made against the Minister.
The judge noted the women claimed that, because they believed the airport authority and Dunloe would continue objecting to their planning applications, there was no real prospect of the lands being developed and they sold the lands to Monaer Ltd.
The women alleged that Aer Rianta and Dunloe later entered into a joint venture to develop part of the lands for warehousing, and planning permission for this was granted, the judge said.
He said the women claimed they were deliberately misled by the Minister for Transport and Aer Rianta in the objections to the permission, principally in relation to the proper planning and development of the airport, the location of the lands to runways and safety considerations related to the operation of the airport.
The women claimed those policy objections, made during planning applications by them or their predecessors, were bogus and/or non-existent, and they claim to have suffered loss as a result.
The Air Navigation and Transport (Amendment) Act 1998 was clear and unambiguous that any claim arising should lie against Aer Rianta and not the Minister, the judge said.
The Irish Times
www.buckplanning.ie
Temple Bar chief backs U2 plan for Clarence
THE architect at the centre of the 1990s regeneration of Temple Bar yesterday said if ambitious plans like those for U2's Clarence Hotel were on the table back then he would have backed them.
James Howley, who oversaw much of the regeneration of the cultural centre of Dublin, told a hearing of An Bord Pleanala into plans to transform the Clarence site: "It is important to understand the meaning and essence of the term conservation, which is often mistakenly confused with those of preservation."
Mr Howley came out strongly in favour of the project and said: "None of the six buildings on the site is of high architectural merit, neither in external appearance nor interior design."
The conservation of the hotel was the main focus of discussions at the third day of the hearing, when final oral submissions were heard. Meanwhile opponents argued that the plans amount to the demolition of the listed hotel.
Proponents of the plan said four of the six buildings were not listed in the original Temple Bar regeneration plans of 1985 and were only added as protected structures in the plan of 1999-2000.
The proposed development by the Clarence Partnership, whose members include U2's Bono and The Edge and renowned hoteliers David Quinlan and Paddy McKinley, would see the hotel expand from 44 rooms to a 141-room, eight-storey hotel at a cost of €150m.
Rooftop
The ambitious plan includes a rooftop garden and innovative sky-catcher light well, housed in an ellipse, which will see the height of the hotel rise over two metres above its current height.
Mr Andrew Bowe, representing the designer, world renowned architect Norman Foster, said the increase in height would soften the views of the Liffey skyline, where at present only certain buildings are visible, such as the Central Bank and the Four Courts.
Mr Bowe's presentation stated that cities constantly change and there is heritage value in the Clarence Hotel proposal. He said it would be the most sustainable hotel in Europe due to its design, which means it will be naturally ventilated, lit and heated.
He added that because of its owners and its location, it would create its own heritage in the future. Opponents of the plans were adamant that the structure of the building should remain, and argued what they see as the demolition of the buildings should only happen in exceptional circumstances.
Colin Bartley
Irish Independent
www.buckplanning.ie
James Howley, who oversaw much of the regeneration of the cultural centre of Dublin, told a hearing of An Bord Pleanala into plans to transform the Clarence site: "It is important to understand the meaning and essence of the term conservation, which is often mistakenly confused with those of preservation."
Mr Howley came out strongly in favour of the project and said: "None of the six buildings on the site is of high architectural merit, neither in external appearance nor interior design."
The conservation of the hotel was the main focus of discussions at the third day of the hearing, when final oral submissions were heard. Meanwhile opponents argued that the plans amount to the demolition of the listed hotel.
Proponents of the plan said four of the six buildings were not listed in the original Temple Bar regeneration plans of 1985 and were only added as protected structures in the plan of 1999-2000.
The proposed development by the Clarence Partnership, whose members include U2's Bono and The Edge and renowned hoteliers David Quinlan and Paddy McKinley, would see the hotel expand from 44 rooms to a 141-room, eight-storey hotel at a cost of €150m.
Rooftop
The ambitious plan includes a rooftop garden and innovative sky-catcher light well, housed in an ellipse, which will see the height of the hotel rise over two metres above its current height.
Mr Andrew Bowe, representing the designer, world renowned architect Norman Foster, said the increase in height would soften the views of the Liffey skyline, where at present only certain buildings are visible, such as the Central Bank and the Four Courts.
Mr Bowe's presentation stated that cities constantly change and there is heritage value in the Clarence Hotel proposal. He said it would be the most sustainable hotel in Europe due to its design, which means it will be naturally ventilated, lit and heated.
He added that because of its owners and its location, it would create its own heritage in the future. Opponents of the plans were adamant that the structure of the building should remain, and argued what they see as the demolition of the buildings should only happen in exceptional circumstances.
Colin Bartley
Irish Independent
www.buckplanning.ie
Bridge over troubled Blackwater
IT'S a saga with a rich cast of characters including Fred Astaire, Tiger Woods and Sir Walter Raleigh, but now Peregrine Andrew Mornington Cavendish, the 12th Duke of Devonshire, has agreed to the first discussion for 250 years of the vexed question of his family's ownership of one of Ireland's finest and most exclusive salmon rivers.
"I think that the issue of the ownership of the Blackwater -- especially in relation to the harbour -- the best thing that could happen is that we should sit down with the people of Youghal -- the officials -- and not deal with it through the media." he said, breaking his silence on the controversy , which has pitted the well-liked Duke against local Irish interests.
The duke, worth more than €800m, is the largest private owner on the River Blackwater in Cork and owner of the 8,000 acre Lismore estate, which came into the family's ownership in the early 18th century and was once owned by Sir Walter Raleigh.
The Duke's Irish estate consists of the spectacular Lismore Castle, where his close friend Prince Charles, and his bride-to be Camilla Parker Bowles stayed before their wedding, and the fishing rights to two-thirds, or 12 miles of the tidal water of the Blackwater and a range of other fishing rights, totalling almost 20 miles of river.
It's prime salmon fishing water and Tiger Woods, via his friend John Magnier of Coolmore, has indulged his passion for angling on the Blackwater, stalking the same banks where Fred Astaire regularly fished.
Control of the river by a generally absentee English landlord, despite the family's popularity in the area, has been a contentious issue since the foundation of the State, but in the past few years there have been a number of disagreements of a more practical nature that has brought ownership into sharp focus.
The Duke has legally challenged the Department of Communications, Marine and Natural Resources who ordered him to remove a weir at Clondulane on conservation grounds.
There has also been controversy about control of the mouth of the river and if local fishermen can harvest mussels in the estuary at Youghal while some local anglers also question the Duke's rights to stop them casting a line into the river. The issue of drift net fishing in the estuary is moot at this time because the Government has banned it -- though historically fishermen did pay a fee to the Duke for the right to fish for salmon returning to the Blackwater to spawn.
The Duke maintains all his historical rights including those of the harbour. These rights are contested by the local town council who would like to legally challenge the Duke but haven't the money to do so.
The Duke leases some of his waters to a number of local salmon angling clubs who pay his estate for the privilege. However, his most prized asset on the river is the exclusive fishery lodge at Careysville where guests pay from €2,500 to €4,000 per week for accommodation and fishing.
But in an interview to be broadcast on RTE Radio One tonight at 7pm for a documentary titled Fishing the Blackwater, the Duke offers to sit down with officials from Youghal Town Council and discuss the river and its ownership.It's the first time in 250 years that the family have agreed to discuss the issue.
"There are a number of issues which we would like to resolve and I would welcome an approach from the council to come and discuss them with us," he says.
He added that following the Government decision to end drift-net fishing, his family had voluntarily suspended the issuing of their licences to drift net but that they still maintain the right to reinstate should the Government change its position.
He said that he regarded his estate's ownership to be where the Blackwater reaches the sea, which is normally defined as a line across the river to the Youghal lighthouse. He added that he was aware that there are people in Youghal Council who would take issue with that.
JEROME REILLY
Irish Independent
www.buckplanning.ie
"I think that the issue of the ownership of the Blackwater -- especially in relation to the harbour -- the best thing that could happen is that we should sit down with the people of Youghal -- the officials -- and not deal with it through the media." he said, breaking his silence on the controversy , which has pitted the well-liked Duke against local Irish interests.
The duke, worth more than €800m, is the largest private owner on the River Blackwater in Cork and owner of the 8,000 acre Lismore estate, which came into the family's ownership in the early 18th century and was once owned by Sir Walter Raleigh.
The Duke's Irish estate consists of the spectacular Lismore Castle, where his close friend Prince Charles, and his bride-to be Camilla Parker Bowles stayed before their wedding, and the fishing rights to two-thirds, or 12 miles of the tidal water of the Blackwater and a range of other fishing rights, totalling almost 20 miles of river.
It's prime salmon fishing water and Tiger Woods, via his friend John Magnier of Coolmore, has indulged his passion for angling on the Blackwater, stalking the same banks where Fred Astaire regularly fished.
Control of the river by a generally absentee English landlord, despite the family's popularity in the area, has been a contentious issue since the foundation of the State, but in the past few years there have been a number of disagreements of a more practical nature that has brought ownership into sharp focus.
The Duke has legally challenged the Department of Communications, Marine and Natural Resources who ordered him to remove a weir at Clondulane on conservation grounds.
There has also been controversy about control of the mouth of the river and if local fishermen can harvest mussels in the estuary at Youghal while some local anglers also question the Duke's rights to stop them casting a line into the river. The issue of drift net fishing in the estuary is moot at this time because the Government has banned it -- though historically fishermen did pay a fee to the Duke for the right to fish for salmon returning to the Blackwater to spawn.
The Duke maintains all his historical rights including those of the harbour. These rights are contested by the local town council who would like to legally challenge the Duke but haven't the money to do so.
The Duke leases some of his waters to a number of local salmon angling clubs who pay his estate for the privilege. However, his most prized asset on the river is the exclusive fishery lodge at Careysville where guests pay from €2,500 to €4,000 per week for accommodation and fishing.
But in an interview to be broadcast on RTE Radio One tonight at 7pm for a documentary titled Fishing the Blackwater, the Duke offers to sit down with officials from Youghal Town Council and discuss the river and its ownership.It's the first time in 250 years that the family have agreed to discuss the issue.
"There are a number of issues which we would like to resolve and I would welcome an approach from the council to come and discuss them with us," he says.
He added that following the Government decision to end drift-net fishing, his family had voluntarily suspended the issuing of their licences to drift net but that they still maintain the right to reinstate should the Government change its position.
He said that he regarded his estate's ownership to be where the Blackwater reaches the sea, which is normally defined as a line across the river to the Youghal lighthouse. He added that he was aware that there are people in Youghal Council who would take issue with that.
JEROME REILLY
Irish Independent
www.buckplanning.ie
M3 protesters focus on Gormley's Unesco plan
RENEWED CALLS to reroute the M3 motorway from the valleys of Tara and Skryne in Co Meath have been made in response to Minister for the Environment John Gormley's recent comments on the site.
The Minister said last week he did not see the planned M3 motorway preventing the Hill of Tara from being nominated as a United Nations Educational, Scientific and Cultural Organisation (Unesco) world heritage site. He said he believed it would be possible to take a series of initiatives to preserve the Gabhra Valley between the Hill of Tara and the Hill of Skryne.
Campaigners believe Tara would struggle to achieve the status Mr Gormley desires because of the nature of the works.
Vincent Salafia of Tarawatch said the Minister's proposal had created an opportunity to revisit the whole issue. "We're calling on Unesco to designate the Tara site and to insist that the motorway be rerouted from the area."
Mr Salafia said the designation of Tara as a world heritage site could drum up international support. "International pressure is our best hope for saving Tara. If Ireland wants to use Unesco to help deliver tourists to world heritage sites in Ireland, they must enforce Unesco standards of preservation in those areas."
He also said there was a possibility that another legal challenge to try to reroute the motorway would take place.
His comments came yesterday on International Day for Monuments and Sites 2008, which was marked by a World Heritage Forum at Trinity College, Dublin. The theme for the forum, which focused heavily on the Hill of Tara situation, was "Religious Heritage and Sacred Places".
Dr Sarah Alyn-Stacey, of the Centre for Medieval and Renaissance Studies at Trinity College, asked why the Minister had left it until this late stage to seek Unecso status for the Tara site when archaeological evidence of the site's historic wealth had been present for so long.
Speaking last week, Mr Gormley said his department had engaged Dr Jukka Jokilehto, a Finnish-born conservation expert, to visit Tara and the other sites on what is known as the "tentative list" for Unesco.
The Irish Times
www.buckplanning.ie
The Minister said last week he did not see the planned M3 motorway preventing the Hill of Tara from being nominated as a United Nations Educational, Scientific and Cultural Organisation (Unesco) world heritage site. He said he believed it would be possible to take a series of initiatives to preserve the Gabhra Valley between the Hill of Tara and the Hill of Skryne.
Campaigners believe Tara would struggle to achieve the status Mr Gormley desires because of the nature of the works.
Vincent Salafia of Tarawatch said the Minister's proposal had created an opportunity to revisit the whole issue. "We're calling on Unesco to designate the Tara site and to insist that the motorway be rerouted from the area."
Mr Salafia said the designation of Tara as a world heritage site could drum up international support. "International pressure is our best hope for saving Tara. If Ireland wants to use Unesco to help deliver tourists to world heritage sites in Ireland, they must enforce Unesco standards of preservation in those areas."
He also said there was a possibility that another legal challenge to try to reroute the motorway would take place.
His comments came yesterday on International Day for Monuments and Sites 2008, which was marked by a World Heritage Forum at Trinity College, Dublin. The theme for the forum, which focused heavily on the Hill of Tara situation, was "Religious Heritage and Sacred Places".
Dr Sarah Alyn-Stacey, of the Centre for Medieval and Renaissance Studies at Trinity College, asked why the Minister had left it until this late stage to seek Unecso status for the Tara site when archaeological evidence of the site's historic wealth had been present for so long.
Speaking last week, Mr Gormley said his department had engaged Dr Jukka Jokilehto, a Finnish-born conservation expert, to visit Tara and the other sites on what is known as the "tentative list" for Unesco.
The Irish Times
www.buckplanning.ie
Dun Laoghaire or Barcelona? That's a €420m question
A proposal to fill in up to 100 acres of Dublin Bay between Dun Laoghaire pier and the 40-foot point at Sandycove and build man-made beaches, break-waters and lagoons has been attacked by various interests in the area, including councillors who say there are no funds to pay for the grandiose schemes.
There are currently two separate sets of proposals for the development of the stretch of coastline, from different sets of consultants both hired by Dun Laoghaire Rathdown Council.
One has produced proposals for the massive infill of the shoreline and bay at costs estimated at up to €129m. A second set of proposals for tourist development, by former Bord Failte Chairman, Michael McNulty's consultancy firm, has proposed developments around the Harbour and Scotsman's Bay with projects costing €420m.
No indication has yet been made as to where the money would come from to fund either of the massive projects, should they get the go-ahead. However, Dun Laoghaire Rathdown Council itself is strapped for cash and voted last Monday to extend its bank overdraft by €7m.
The local council is attempting to increase Dun Laoghaire's tourism potential to boost the once thriving seaside town. Commercial activity in Dun Laoghaire has been adversely affected by a number of recent events, including stringent parking regulations, blocking off certain streets to traffic and the building of the one-million sq ft Dundrum Shopping Centre several miles away, which has attracted customers who once patronised Dun Laoghaire. Over 30 shops out of a total of 240 or so in Dun Laoghaire are currently empty with another 16 for let or sale.
While the huge schemes for the coastline are aimed at reviving the town, some councillors believe the costs are so prohibitive that it is only putting off the development of the unsightly baths context for another five to 10 years.
Already critics say that one of the plans is aimed at preventing "coastal erosion" even though there is no erosion as the bay is already protected by man-made granite breakwaters.
Plans put forward by Mr McNulty's Tourism Development International would dramatically alter the seafront with massive leisure and residential developments including a huge water park in a massive glass geodesic dome on the seafront.
The plans put forward by consultants for the stretch of coast from the old Baths to the beach at Sandycove have been described as "colossal, Disneyland stuff" by Green Party councillor Gene Feighery.
He said: "The consultants have produced an expensive response to the brief. However the public have made their feelings clear.
"We want a swimming pool rather than over-ambitious development on the waterfront. Two options for development were presented to us with price tags ranging from €129m to €87m. Neither option includes a public swimming pool."
Local Green TD, Ciaran Cuffe, added: "We want a well-designed modest swimming pool rather that extravagant development. Any proposal should respect the marine environment of Scotsman's Bay, currently a breeding ground for shellfish and a sensitive habitat.
"We were afraid that this would happen. Once you bring in consultants without a clear brief they tend to produce over-the-top proposals. It is eight years since I first called for a modest development on the site with a heated swimming pool, a toddlers' pool and a cafe. Perhaps the pool could use solar power for heating the water. Such a proposal need not be more than two- or three-storeys high and would be a fantastic amenity for the people of Dun Laoghaire and beyond. The consultants and the council need to be reminded that Sandycove is not Barcelona and that modest development is more appropriate on this crucial site."
The coastal development proposals drawn up Dutch marine engineering company, Royal Haskoning, were also strongly criticised by speakers at a public meeting organised by the Save Our Seafront group in the Kingston Hotel in Dun Laoghaire on Monday night. Several objected to the massive scale envisaged in the plans and to the destruction of the marine environment. About 60 people attended the meeting chaired by Richard Boyd Barrett who had initially described the proposals as "positive" but agreed at the end of the meeting that the group would oppose them.
The future of the Baths and Harbour has become a major issue in Dun Laoghaire.
When Mr Boyd Barrett ran in the 2002 General Election as a Socialist Workers Party candidate he polled only 876 votes. But in the last election, as an independent running on a "people before profit" and "save our seafront" ticket, he polled 5,233 votes and came close to being elected.
The plans unveiled for the proposed development of the seafront have gone on public display in the local council offices in Dun Laoghaire.
They show the proposed filling in of a stretch of coastline and bay about 1.4km in length up to around 300m beyond the current rocky shoreline.
The brief put forward by the council for the development of the Baths-to-Sandycove coast stated that any development should be "subtle and landscaped" and "compliment the coastline" enhancing the "existing built and natural environment".
The two sets of proposals from Royal Haskoning include a 500-space underground car park and almost 1km of man-made beach protected by two massive break-waters and the infilling of almost the entire stretch of coast out to a distance of up to 300m.
JIM CUSACK
Irish Independent
www.buckplanning.ie
There are currently two separate sets of proposals for the development of the stretch of coastline, from different sets of consultants both hired by Dun Laoghaire Rathdown Council.
One has produced proposals for the massive infill of the shoreline and bay at costs estimated at up to €129m. A second set of proposals for tourist development, by former Bord Failte Chairman, Michael McNulty's consultancy firm, has proposed developments around the Harbour and Scotsman's Bay with projects costing €420m.
No indication has yet been made as to where the money would come from to fund either of the massive projects, should they get the go-ahead. However, Dun Laoghaire Rathdown Council itself is strapped for cash and voted last Monday to extend its bank overdraft by €7m.
The local council is attempting to increase Dun Laoghaire's tourism potential to boost the once thriving seaside town. Commercial activity in Dun Laoghaire has been adversely affected by a number of recent events, including stringent parking regulations, blocking off certain streets to traffic and the building of the one-million sq ft Dundrum Shopping Centre several miles away, which has attracted customers who once patronised Dun Laoghaire. Over 30 shops out of a total of 240 or so in Dun Laoghaire are currently empty with another 16 for let or sale.
While the huge schemes for the coastline are aimed at reviving the town, some councillors believe the costs are so prohibitive that it is only putting off the development of the unsightly baths context for another five to 10 years.
Already critics say that one of the plans is aimed at preventing "coastal erosion" even though there is no erosion as the bay is already protected by man-made granite breakwaters.
Plans put forward by Mr McNulty's Tourism Development International would dramatically alter the seafront with massive leisure and residential developments including a huge water park in a massive glass geodesic dome on the seafront.
The plans put forward by consultants for the stretch of coast from the old Baths to the beach at Sandycove have been described as "colossal, Disneyland stuff" by Green Party councillor Gene Feighery.
He said: "The consultants have produced an expensive response to the brief. However the public have made their feelings clear.
"We want a swimming pool rather than over-ambitious development on the waterfront. Two options for development were presented to us with price tags ranging from €129m to €87m. Neither option includes a public swimming pool."
Local Green TD, Ciaran Cuffe, added: "We want a well-designed modest swimming pool rather that extravagant development. Any proposal should respect the marine environment of Scotsman's Bay, currently a breeding ground for shellfish and a sensitive habitat.
"We were afraid that this would happen. Once you bring in consultants without a clear brief they tend to produce over-the-top proposals. It is eight years since I first called for a modest development on the site with a heated swimming pool, a toddlers' pool and a cafe. Perhaps the pool could use solar power for heating the water. Such a proposal need not be more than two- or three-storeys high and would be a fantastic amenity for the people of Dun Laoghaire and beyond. The consultants and the council need to be reminded that Sandycove is not Barcelona and that modest development is more appropriate on this crucial site."
The coastal development proposals drawn up Dutch marine engineering company, Royal Haskoning, were also strongly criticised by speakers at a public meeting organised by the Save Our Seafront group in the Kingston Hotel in Dun Laoghaire on Monday night. Several objected to the massive scale envisaged in the plans and to the destruction of the marine environment. About 60 people attended the meeting chaired by Richard Boyd Barrett who had initially described the proposals as "positive" but agreed at the end of the meeting that the group would oppose them.
The future of the Baths and Harbour has become a major issue in Dun Laoghaire.
When Mr Boyd Barrett ran in the 2002 General Election as a Socialist Workers Party candidate he polled only 876 votes. But in the last election, as an independent running on a "people before profit" and "save our seafront" ticket, he polled 5,233 votes and came close to being elected.
The plans unveiled for the proposed development of the seafront have gone on public display in the local council offices in Dun Laoghaire.
They show the proposed filling in of a stretch of coastline and bay about 1.4km in length up to around 300m beyond the current rocky shoreline.
The brief put forward by the council for the development of the Baths-to-Sandycove coast stated that any development should be "subtle and landscaped" and "compliment the coastline" enhancing the "existing built and natural environment".
The two sets of proposals from Royal Haskoning include a 500-space underground car park and almost 1km of man-made beach protected by two massive break-waters and the infilling of almost the entire stretch of coast out to a distance of up to 300m.
JIM CUSACK
Irish Independent
www.buckplanning.ie
Thursday, 17 April 2008
New Ross bypass could go to European Court of Justice
THE ONGOING hearing into the compulsory purchase orders relating to the proposed New Ross bypass could end lead to the European Court of Justice.
That was the news which Mr. Ian Lumley, from An Taisce, relayed to the hearing during its opening day last week. Insp. Dominic Hegarty, from An Bord Pleanála, is overseeing the hearing, which is taking place in the Horse & Hound, Ballinaboola.
The proceedings began on Wednesday morning when representations were made on behalf of Wexford Co. Council. Mr. Lumley told the hearing there were fundamental legal flaws in the proposal. He argued that certain aspects of the proposal were in breach of planning regulations and that others were in breach of EU law.
At times the debate between Mr. Lumley and Insp. Hegarty verged on becoming heated with Insp. Hegarty assuring Mr. Lumley that he would get an opportunity to air his concerns throughout the hearing. Mr. Lumley said there were inaccuracies in the way the proposal was advertised to the public. "This proposal is described as the New Ross bypass," he said.
He then highlighted the fact that major road works had already taken place on the N25 between Glenmore and New Ross and on the eastern bank of the river Barrow in the Wexford Co. Council and New Ross
Town Council areas. "Instead of providing a bridge connection to complete this long planned road bypass alignment, this proposal is in fact a completely separate development," he said. "It is separate to the New Ross bypass and involves over 14.9km of motorway dual carriageway from Glenmore in Co. Kilkenny to Ballymacar Bridge in Co. Wexford," he added.
"Therefore the advertised description of the project as a ‘bypass' is legally incorrect and the project should, accordingly, be re-advertised," told the hearing. Mr. Lumley also said the drawings created for the proposal were not up to the standard required by Article 5.3 of the EIA Directive. Insp. Hegarty said he would take Mr. Lumley's submissions at the appropriate time. However, Mr. Lumley continued with his argument over the legality of the process.
Wexford Co. Council's representatives, who included the Environmental Resource Management Corporation, then argued that the hearing was being held for the purpose of ‘information dissemination'. "There is an element of fact on which submissions are based but information gathering should take place first," argued the Co. Council side. "It is clear that the submission is based on what Mr. Lumley regards as factual details," they added.
Mr. Lumley countered the argument by claiming he was acting in the interests of everybody involved with the matter. "People will be affected by this," he said. "It's an illegal process and there are costs mounting for ordinary people in this and I don't want to see that happen," he added.
He then requested that the hearing be adjourned and when Insp. Hegarty failed to adhere to that request, Mr. Lumley left the building.
Before leaving he said he was going to make a formal complaint to An Bord Pleanála over the manner in which the hearing was being conducted.
It's believed a formal complaint was lodged with An Bord Pleanála with regard to the Environmental Impact Assessment of the proposal which it alleges is outside EU law. Mr. Lumley also confirmed that the matter will be pursued to the European Courts even if the EIS statement is accepted by the hearing. The hearing was ongoing as the New Ross Echo went to press yesterday afternoon.
Brendan Keane
Wexford Echo
www.buckplanning.ie
That was the news which Mr. Ian Lumley, from An Taisce, relayed to the hearing during its opening day last week. Insp. Dominic Hegarty, from An Bord Pleanála, is overseeing the hearing, which is taking place in the Horse & Hound, Ballinaboola.
The proceedings began on Wednesday morning when representations were made on behalf of Wexford Co. Council. Mr. Lumley told the hearing there were fundamental legal flaws in the proposal. He argued that certain aspects of the proposal were in breach of planning regulations and that others were in breach of EU law.
At times the debate between Mr. Lumley and Insp. Hegarty verged on becoming heated with Insp. Hegarty assuring Mr. Lumley that he would get an opportunity to air his concerns throughout the hearing. Mr. Lumley said there were inaccuracies in the way the proposal was advertised to the public. "This proposal is described as the New Ross bypass," he said.
He then highlighted the fact that major road works had already taken place on the N25 between Glenmore and New Ross and on the eastern bank of the river Barrow in the Wexford Co. Council and New Ross
Town Council areas. "Instead of providing a bridge connection to complete this long planned road bypass alignment, this proposal is in fact a completely separate development," he said. "It is separate to the New Ross bypass and involves over 14.9km of motorway dual carriageway from Glenmore in Co. Kilkenny to Ballymacar Bridge in Co. Wexford," he added.
"Therefore the advertised description of the project as a ‘bypass' is legally incorrect and the project should, accordingly, be re-advertised," told the hearing. Mr. Lumley also said the drawings created for the proposal were not up to the standard required by Article 5.3 of the EIA Directive. Insp. Hegarty said he would take Mr. Lumley's submissions at the appropriate time. However, Mr. Lumley continued with his argument over the legality of the process.
Wexford Co. Council's representatives, who included the Environmental Resource Management Corporation, then argued that the hearing was being held for the purpose of ‘information dissemination'. "There is an element of fact on which submissions are based but information gathering should take place first," argued the Co. Council side. "It is clear that the submission is based on what Mr. Lumley regards as factual details," they added.
Mr. Lumley countered the argument by claiming he was acting in the interests of everybody involved with the matter. "People will be affected by this," he said. "It's an illegal process and there are costs mounting for ordinary people in this and I don't want to see that happen," he added.
He then requested that the hearing be adjourned and when Insp. Hegarty failed to adhere to that request, Mr. Lumley left the building.
Before leaving he said he was going to make a formal complaint to An Bord Pleanála over the manner in which the hearing was being conducted.
It's believed a formal complaint was lodged with An Bord Pleanála with regard to the Environmental Impact Assessment of the proposal which it alleges is outside EU law. Mr. Lumley also confirmed that the matter will be pursued to the European Courts even if the EIS statement is accepted by the hearing. The hearing was ongoing as the New Ross Echo went to press yesterday afternoon.
Brendan Keane
Wexford Echo
www.buckplanning.ie
Senator is criticised by Council over Arklow sewage plant
BRAY'S Senator Deirdre de Burca has been taken to task by Arklow Town Council for comments made about the long-awaited sewage treatment plant for the South Wicklow town.
The Green Party's unsuccessful General Election candidate was the target of much ire at last week's meeting of the Town Council.
According to Cllr. Peter Dempsey the Senator was being very evasive when questioned in a radio interview about the progress made in efforts to replace the current sewage system, which sees raw sewage still being pumped straight into the sea, but did however make a comment that the issue was almost resolved.
'What I want to know is, is there something in the pipeline that we don't know anything about and should we write to Senator de Burca to seek clarification?' he asked.
Town Manager Bryan Doyle said that the matter was not resolved as this stage.
'It is quite clear that we are winning but we are also losing,' he said, in reference to how the Council has won a number of court decisions, only to then see them appealed.
'We are being chased through hoops and there could be another challenge in the future,' he added.
Cllr. Nicky Kelly said that comments such as those of Senator de Burca are only building false hope for the people of Arklow.
Bray People
www.buckplanning.ie
The Green Party's unsuccessful General Election candidate was the target of much ire at last week's meeting of the Town Council.
According to Cllr. Peter Dempsey the Senator was being very evasive when questioned in a radio interview about the progress made in efforts to replace the current sewage system, which sees raw sewage still being pumped straight into the sea, but did however make a comment that the issue was almost resolved.
'What I want to know is, is there something in the pipeline that we don't know anything about and should we write to Senator de Burca to seek clarification?' he asked.
Town Manager Bryan Doyle said that the matter was not resolved as this stage.
'It is quite clear that we are winning but we are also losing,' he said, in reference to how the Council has won a number of court decisions, only to then see them appealed.
'We are being chased through hoops and there could be another challenge in the future,' he added.
Cllr. Nicky Kelly said that comments such as those of Senator de Burca are only building false hope for the people of Arklow.
Bray People
www.buckplanning.ie
Bord says yes to 700 homes
AN BORD Pleanála has granted Michael Cotter's Park Developments permission for around 700 homes as the first phase of a development at Clay Farm fronting Kilgobbin Road, and Ballyogan Road in D18. The scheme will be a mix of apartments and houses, include a local centre, office, shops and a 13.2-acre public space. It is part of a plan for 2,000 homes on the site.
The Irish Times
www.buckplanning.ie
The Irish Times
www.buckplanning.ie
Revisions to planning fees
THE DEPARTMENT of the Environment has launched a public consultation on proposed revisions to planning fees under the Planning and Development Act 2000. Participants are invited to comment on the fee structure, the service improvements proposed, and to suggest alternatives to those in the consultation document. The consultation paper is available at www.environ.ie, 01 8882895/2821, or e-mail planning@environ.ie
Irish Times
www.buckplannning.ie
Irish Times
www.buckplannning.ie
Department objects to Clarence plan
THE DEPARTMENT of the Environment has objected to the €150 million plans by U2 and their manager Paul McGuinness for a "world class" hotel featuring an elliptical flying saucer-like structure, based around the Clarence Hotel and a number of adjacent listed buildings.
The objection, which also criticises Dublin City Council for its interpretation of heritage preservation guidance, was lodged last Friday and follows a request from An Bord Pleanála for its views.
It also follows criticism of the hotel plan from Failte Ireland which last month told the planning appeals board that it was important the city's "historic fabric be protected" and that the development "may set an unwelcome precedent for development in the Georgian heart of the city.
Dublin City Council approved permission for the 148-bedroom and 28-suite hotel last November, noting that it would involve retaining only the façades of a number of listed buildings along Wellington Quay, in the council's own Liffey Quays Conservation Area.
Taking issue with Dublin City planners, the department's submission says it disagrees with the council's view that the roofline and chimneys of the existing hotel "do not play an important part in the architectural composition of the typical Georgian terraced house". The department asserts that the chimneys and roofscapes were "important elements in defining a building with three dimensions".
The department's submission also expresses criticism of the council's senior planner whom it said reported in January that architectural heritage protection guidelines are "negative about, but open to, façade retention".
The department said it believed "negative" did not reflect the entirety of its opposition to façade retention in the light of the 1999 and 2000 Planning and Development Acts.
An assertion in the original environmental impact statement that "interference" with the original Austrian oak panelling in the Clarence Hotel could be done with planning permission was also contested by the department.
It said the statement did not appear to reflect the provisions of the Planning and Development Act 2000 in regard to the preservation on interiors of listed buildings.
The department concluded that the "exceptional circumstances that might warrant the grant of planning permission for the substantive demolition of protected structures have not been demonstrated in this application".
The strong response is in contrast to the façade retention permitted with the development of the Westin Hotel on Westmoreland Street. The difference on this occasion appears to be the implementation of conservation measures in the Planning and Development Act 2000 which emphasise the retention of whole buildings as opposed to their façades.
The Irish Times
www.buckplanning.ie
The objection, which also criticises Dublin City Council for its interpretation of heritage preservation guidance, was lodged last Friday and follows a request from An Bord Pleanála for its views.
It also follows criticism of the hotel plan from Failte Ireland which last month told the planning appeals board that it was important the city's "historic fabric be protected" and that the development "may set an unwelcome precedent for development in the Georgian heart of the city.
Dublin City Council approved permission for the 148-bedroom and 28-suite hotel last November, noting that it would involve retaining only the façades of a number of listed buildings along Wellington Quay, in the council's own Liffey Quays Conservation Area.
Taking issue with Dublin City planners, the department's submission says it disagrees with the council's view that the roofline and chimneys of the existing hotel "do not play an important part in the architectural composition of the typical Georgian terraced house". The department asserts that the chimneys and roofscapes were "important elements in defining a building with three dimensions".
The department's submission also expresses criticism of the council's senior planner whom it said reported in January that architectural heritage protection guidelines are "negative about, but open to, façade retention".
The department said it believed "negative" did not reflect the entirety of its opposition to façade retention in the light of the 1999 and 2000 Planning and Development Acts.
An assertion in the original environmental impact statement that "interference" with the original Austrian oak panelling in the Clarence Hotel could be done with planning permission was also contested by the department.
It said the statement did not appear to reflect the provisions of the Planning and Development Act 2000 in regard to the preservation on interiors of listed buildings.
The department concluded that the "exceptional circumstances that might warrant the grant of planning permission for the substantive demolition of protected structures have not been demonstrated in this application".
The strong response is in contrast to the façade retention permitted with the development of the Westin Hotel on Westmoreland Street. The difference on this occasion appears to be the implementation of conservation measures in the Planning and Development Act 2000 which emphasise the retention of whole buildings as opposed to their façades.
The Irish Times
www.buckplanning.ie
Humewood Castle plan appealed
AN TAISCE IS opposing a €250 million tourism and recreational development proposed for Humewood Castle demesne in Kiltegan, Co Wicklow saying it would impact on the architectural and historic significance of the Humewood demesne.
Developer John Lally was granted planning permission by Wicklow County Council to turn the 19th century Gothic pile into a five-star hotel with a leisure centre and spa and part of the 450-acre estate into a resort with 89 tourist lodges, an 18-hole championship golf course and clubhouse.
In its appeal to An Bord Pleanála, An Taisce says Humewood Castle is the most significant surviving Victorian country house in Ireland and was the only Irish house to feature in The Victorian Country House by Mark Girouard. "The proposal replicates a form, which has now been well-established over the last 20 years, of acquiring Irish country house estates and development vehicles of which the Ryder Cup-hosting K-club has become the best known example and turning them into American country club-inspired golf hotel-oriented developments with residential units for sale to investors," says the appeal.
An Taisce says it has expressed its preference in discussions with the developer that Humewood Castle be turned into a heritage property comparable to Tyntesfield outside Bristol.
It says the development involves a scale of development and landscape impact "which is injurious to the combined architectural and historic significance of the Humewood demesne, and contravenes Ireland's adoption of the European landscape convention and the Florence charter by reason of its location and number of residential units and the impact of the golf course on the designed landscape". The former owner of Humewood Castle was socialite Renata Coleman who reportedly paid less than £1 million for it in 1992.
The Irish Times
www.buckplanning.ie
Developer John Lally was granted planning permission by Wicklow County Council to turn the 19th century Gothic pile into a five-star hotel with a leisure centre and spa and part of the 450-acre estate into a resort with 89 tourist lodges, an 18-hole championship golf course and clubhouse.
In its appeal to An Bord Pleanála, An Taisce says Humewood Castle is the most significant surviving Victorian country house in Ireland and was the only Irish house to feature in The Victorian Country House by Mark Girouard. "The proposal replicates a form, which has now been well-established over the last 20 years, of acquiring Irish country house estates and development vehicles of which the Ryder Cup-hosting K-club has become the best known example and turning them into American country club-inspired golf hotel-oriented developments with residential units for sale to investors," says the appeal.
An Taisce says it has expressed its preference in discussions with the developer that Humewood Castle be turned into a heritage property comparable to Tyntesfield outside Bristol.
It says the development involves a scale of development and landscape impact "which is injurious to the combined architectural and historic significance of the Humewood demesne, and contravenes Ireland's adoption of the European landscape convention and the Florence charter by reason of its location and number of residential units and the impact of the golf course on the designed landscape". The former owner of Humewood Castle was socialite Renata Coleman who reportedly paid less than £1 million for it in 1992.
The Irish Times
www.buckplanning.ie
Planning battle in store for Niall Mellon . . . again
ARDILEA RESIDENTS are likely to be gearing themselves up for yet another battle over the former Bank of Ireland sports grounds in Knockrabo in Goatstown.
Developer Niall Mellon of Knockrabo Developments Ltd has come back with another planning application for a 2.39-hectare part of the grounds.
It's been three years since he was refused planning permission by An Bord Pleanála for a development of over 360 residential units on the site.
This time around 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 is also looking to build houses at Knockrabo.
It bought a portion of the site from Niall Mellon's Knockrabo Developments in an off-market deal.
Last year An Bord Pleanála refused O'Malley Developments planning permission for a 129-unit housing scheme because the scheme adjoins a reservation for a major road development, the Sandyford to Saint Helen's link road, which has yet to be finalised by the National Roads Authority.
The Irish Times
www.buckplanning.ie
Developer Niall Mellon of Knockrabo Developments Ltd has come back with another planning application for a 2.39-hectare part of the grounds.
It's been three years since he was refused planning permission by An Bord Pleanála for a development of over 360 residential units on the site.
This time around 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 is also looking to build houses at Knockrabo.
It bought a portion of the site from Niall Mellon's Knockrabo Developments in an off-market deal.
Last year An Bord Pleanála refused O'Malley Developments planning permission for a 129-unit housing scheme because the scheme adjoins a reservation for a major road development, the Sandyford to Saint Helen's link road, which has yet to be finalised by the National Roads Authority.
The Irish Times
www.buckplanning.ie
Docks plan due this month
AN IMPORTANT report pointing the way forward for Limerick docks will be published later this month.
The former director of the Mid-Western Regional Authority Tom Kirby was asked by the Shannon Foynes Port Company, which run the docks, to draw up the report.
It is expected the report will form the basis for a blueprint for the use and development of Limerick docks.
A major plan drawn up by the former chief executive of the port company, Brian Byrne, met with fierce resistance from port users and local politicians. Click Here!
That plan envisaged huge developments of the docks as a commercial, financial, retail, residential and recreational centre.
Port users voiced their opposition to that plan as they would have to transfer their import and export operations to Foynes, 40km down the Shannon Estuary, and to other ports.
Members of the board of the SFPC are anxious to see better use of Limerick’s most strategic asset and not leave it to limited port use.
The Kirby report is due to be given to Transport Minister Noel Dempsey and members of the SFPC board within three weeks.
Irish Examiner
www.buckplanning.ie
The former director of the Mid-Western Regional Authority Tom Kirby was asked by the Shannon Foynes Port Company, which run the docks, to draw up the report.
It is expected the report will form the basis for a blueprint for the use and development of Limerick docks.
A major plan drawn up by the former chief executive of the port company, Brian Byrne, met with fierce resistance from port users and local politicians. Click Here!
That plan envisaged huge developments of the docks as a commercial, financial, retail, residential and recreational centre.
Port users voiced their opposition to that plan as they would have to transfer their import and export operations to Foynes, 40km down the Shannon Estuary, and to other ports.
Members of the board of the SFPC are anxious to see better use of Limerick’s most strategic asset and not leave it to limited port use.
The Kirby report is due to be given to Transport Minister Noel Dempsey and members of the SFPC board within three weeks.
Irish Examiner
www.buckplanning.ie
Thurles castle to be renovated
Permission has been granted for the renovation of Killahara Castle near Thurles, Co Tipperary by North Tipperary County Council
Local men Patrick Noel Ryan and Tom O'Neill plan to renovate the castle near Dovea and to reinstate the centuries-old property as a private residence.
The renovation of the recorded structure will mainly comprise the refurbishment of the existing Victorian adapted interior with the installation of flooring and new quarry slated roof, timber fenestration and essential conservation maintenance works to structure and fabric.
A new single-storey detached utility room and proposed new entrance, are also part of the plan.
Irish Times
www.buckplanning.ie
Local men Patrick Noel Ryan and Tom O'Neill plan to renovate the castle near Dovea and to reinstate the centuries-old property as a private residence.
The renovation of the recorded structure will mainly comprise the refurbishment of the existing Victorian adapted interior with the installation of flooring and new quarry slated roof, timber fenestration and essential conservation maintenance works to structure and fabric.
A new single-storey detached utility room and proposed new entrance, are also part of the plan.
Irish Times
www.buckplanning.ie
Contentious €25m Lahinch housing plan gets green light
CLARE COUNTY Council has disregarded the objections of the Sisters of Mercy and other Lahinch residents and given permission for a contentious €25 million housing development in the resort.
Brendan O'Doherty, Paul Montgomery, Patrick Montgomery and John McInerney last year lodged plans to develop 114 residential units in the north Clare resort. The application attracted widespread opposition throughout Lahinch, with the nearby Sisters of Mercy describing the plan as a "concrete-jungle" proposal for the north Clare coastal village.
In the plan for a 9.5 acre site on Lahinch's Station Road, the nuns asked the council "to look at this development in light of the serious issues of anti-social behaviour on Station Road and the fact that the services to Lahinch, including sewage, water supply and electricity are seriously over-stretched".
In her submission, local resident Marie O'Donoghue reflected much of local sentiment when she claimed: "The character of the village is destroyed by the construction of too many holiday homes, which in turn is a threat to the tourism on which the village depends."
Ms O'Donoghue supported her argument by quoting from the census which shows that the population of Lahinch fell by 2.9 per cent between 2002 and 2006.
However, the proposed development site was zoned residential. Imposing 44 conditions attached to the permission, the council has reduced the number of residential units to 96, which includes 28 four-bedroom homes and 21 two-bedroom units.
As part of its continuing policy not to grant permission to any holiday homes, the council has placed as a condition that the homes be used as the principal place of residence of the homeowners and that the condition be included in the sale agreement of each home.
The council granted planning permission to the proposal having regard to the location of the site and the land being zoned residential in the North Clare Area Plan, the intended use of the lands and the pattern of development.
Moreover, the council noted the proposed development would not seriously injure the amenities of the area or property in the vicinity.
As part of the permission, the developers are required to pay Clare County Council almost €1 million in developer contributions.
The Irish Times
www.buckplanning.ie
Brendan O'Doherty, Paul Montgomery, Patrick Montgomery and John McInerney last year lodged plans to develop 114 residential units in the north Clare resort. The application attracted widespread opposition throughout Lahinch, with the nearby Sisters of Mercy describing the plan as a "concrete-jungle" proposal for the north Clare coastal village.
In the plan for a 9.5 acre site on Lahinch's Station Road, the nuns asked the council "to look at this development in light of the serious issues of anti-social behaviour on Station Road and the fact that the services to Lahinch, including sewage, water supply and electricity are seriously over-stretched".
In her submission, local resident Marie O'Donoghue reflected much of local sentiment when she claimed: "The character of the village is destroyed by the construction of too many holiday homes, which in turn is a threat to the tourism on which the village depends."
Ms O'Donoghue supported her argument by quoting from the census which shows that the population of Lahinch fell by 2.9 per cent between 2002 and 2006.
However, the proposed development site was zoned residential. Imposing 44 conditions attached to the permission, the council has reduced the number of residential units to 96, which includes 28 four-bedroom homes and 21 two-bedroom units.
As part of its continuing policy not to grant permission to any holiday homes, the council has placed as a condition that the homes be used as the principal place of residence of the homeowners and that the condition be included in the sale agreement of each home.
The council granted planning permission to the proposal having regard to the location of the site and the land being zoned residential in the North Clare Area Plan, the intended use of the lands and the pattern of development.
Moreover, the council noted the proposed development would not seriously injure the amenities of the area or property in the vicinity.
As part of the permission, the developers are required to pay Clare County Council almost €1 million in developer contributions.
The Irish Times
www.buckplanning.ie
Ecologist differs with residents over incinerator
A CONSULTANT ecologist differed with residents of Ringsend, Dublin, yesterday over the potential effects of a proposed incinerator on the Poolbeg peninsula, an EU designated and protected area.
Eleanor Mayes, a consultant ecologist for Dublin City Council which is seeking a licence to operate the incinerator, told an Environmental Protection Agency (EPA) hearing the protected area would not be adversely affected by air emissions from the incinerator.
Ms Mayes, who holds a masters degree in Zoology from Trinity College Dublin, said she had recommended measures to mitigate the impact of the incinerator plant on wintering waterfowl.
On the basis of those mitigation measures and available information, she concluded there would be "no adverse effects" on the waterfowl population or interference with the ecological integrity and conservation status of the area.
Responding to submissions from the Combined Residents Against the Incinerator campaign and others , Ms Mayes said the use of pesticides to eliminate vermin did give rise to the potential for secondary poisoning of birds of prey.
But she said this was a potential at all sites, whether urban, industrial or rural, and she submitted that "locational considerations for the facility are not relevant in this regard".
The issue of birds scavenging on the waste was not a major factor, as it might be at a landfill, because the waste would be processed inside the building, she said.
Control of birds would only arise in respect of birds entering through vehicular access to the reception halls and a project ecologist would liaise with the National Parks and Wildlife Service in preparing a control strategy which would be submitted to the EPA for approval.
However, a spokeswoman for the residents said they had been disappointed in the assessment made by Ms Mayes.
Lorna Kelly of Combined Residents Against the Incinerator said there were population of falcons, notably the peregrine and kestrels, which would almost certainly suffer from secondary poisoning through catching poisoned vermin.
She also maintained that a population of little terns at the site of a proposed outflow pipe from the facility had not been adequately assessed.
But Ms Kelly said one of the greatest difficulties for locals was the particulated matter which would be emitted to the air, which would have a negative and cumulative impact on invertebrate and bird fauna in the protected areas of the bay.
Frances Carr, also of the combined residents association, said it was intended to bring in the noted Italian scientist Stefano Montanari, to contest evidence on emissions. It is expected Mr Montanari will give his evidence on Friday.
Assistant city manager Matt Twomey said the council, which has already received planning permission for the incinerator, must now apply for permission to the Commission for Energy Regulation, for permission to generate electricity from the combustion process, and connect the plant to the national grid.
"We need three separate permissions, but we are hopeful of getting them all," he said.
The Irish Times
www.buckplanning.ie
Eleanor Mayes, a consultant ecologist for Dublin City Council which is seeking a licence to operate the incinerator, told an Environmental Protection Agency (EPA) hearing the protected area would not be adversely affected by air emissions from the incinerator.
Ms Mayes, who holds a masters degree in Zoology from Trinity College Dublin, said she had recommended measures to mitigate the impact of the incinerator plant on wintering waterfowl.
On the basis of those mitigation measures and available information, she concluded there would be "no adverse effects" on the waterfowl population or interference with the ecological integrity and conservation status of the area.
Responding to submissions from the Combined Residents Against the Incinerator campaign and others , Ms Mayes said the use of pesticides to eliminate vermin did give rise to the potential for secondary poisoning of birds of prey.
But she said this was a potential at all sites, whether urban, industrial or rural, and she submitted that "locational considerations for the facility are not relevant in this regard".
The issue of birds scavenging on the waste was not a major factor, as it might be at a landfill, because the waste would be processed inside the building, she said.
Control of birds would only arise in respect of birds entering through vehicular access to the reception halls and a project ecologist would liaise with the National Parks and Wildlife Service in preparing a control strategy which would be submitted to the EPA for approval.
However, a spokeswoman for the residents said they had been disappointed in the assessment made by Ms Mayes.
Lorna Kelly of Combined Residents Against the Incinerator said there were population of falcons, notably the peregrine and kestrels, which would almost certainly suffer from secondary poisoning through catching poisoned vermin.
She also maintained that a population of little terns at the site of a proposed outflow pipe from the facility had not been adequately assessed.
But Ms Kelly said one of the greatest difficulties for locals was the particulated matter which would be emitted to the air, which would have a negative and cumulative impact on invertebrate and bird fauna in the protected areas of the bay.
Frances Carr, also of the combined residents association, said it was intended to bring in the noted Italian scientist Stefano Montanari, to contest evidence on emissions. It is expected Mr Montanari will give his evidence on Friday.
Assistant city manager Matt Twomey said the council, which has already received planning permission for the incinerator, must now apply for permission to the Commission for Energy Regulation, for permission to generate electricity from the combustion process, and connect the plant to the national grid.
"We need three separate permissions, but we are hopeful of getting them all," he said.
The Irish Times
www.buckplanning.ie
Cork Port suffers setback to €226m Ringaskiddy plans
THE Port of Cork has suffered a setback to its plans to open a €226 million container terminal at Ringaskiddy in 2011.
The blow came when National Roads Authority officials told a Bord Pleanála hearing yesterday that at best it could start the vital upgrading of the Cork-Ringaskiddy road (N28) in 2011, and it would take a further two years to complete.
The Port of Cork management has previously stated it would not make the container terminal operation until the N28 was in place.
NRA officials warned the upgrading of the road would be competing against other projects for funding, not just in Cork but nationwide. They also pointed out they would prefer to undertake the work with just one project, rather than doing it piecemeal.
While the Government’s National Development Plan includes reference to upgrading the N28, any work will be dependent on Exchequer funding.
Paul Moran, NRA manager for regional schemes, said it was premature to speculate on a construction start-up date for the project. However, he said, realistically the project was unlikely to begin until at least the start of 2011, and construction could take about two years to complete.
It is envisaged the road will be a dual carriageway capable of handling 44,100 vehicles a day.
Compulsory Purchase Orders and Environmental Impact Statements are being worked on by the NRA and it was pointed out the cost of acquiring land would be substantial.
Mr Moran said if construction of the port went ahead before the road was upgraded, it would lead to extended rush-hour periods as traffic backed up.
He added that in this case it would be up to the Port of Cork to provide a plan to mitigate this disruption.
“It does appear the existing N28 is at overcapacity at peak periods, particularly at the Shannonpark and Shanbally roundabouts,” Mr Moran said.
He added that upgrading the N28 was primarily for the benefit of the Port of Cork generated traffic.
The NRA said port authorities should therefore be paying an appropriate contribution for the upgrade, so as to protect the taxpayer from the cost of inappropriate subsidisation of a private development.
“No plans are currently in hand to carry out any capital works to augment the Jack Lynch tunnel, to provide an additional River Lee crossing in the vicinity of the tunnel,” Mr Moran added.
He said the junction at Dunkettle caters for 103,000 vehicles a day, which may no longer be sustainable.
“From the NRA’s view, it’s an extremely important junction. We are looking at medium and long-term improvements there,” Mr Moran said.
However, he pointed out traffic jams at the junction should be eased when the Cork-Midleton railway line was opened and more commuters switched to the train.
Irish Examiner
www.buckplanning.ie
The blow came when National Roads Authority officials told a Bord Pleanála hearing yesterday that at best it could start the vital upgrading of the Cork-Ringaskiddy road (N28) in 2011, and it would take a further two years to complete.
The Port of Cork management has previously stated it would not make the container terminal operation until the N28 was in place.
NRA officials warned the upgrading of the road would be competing against other projects for funding, not just in Cork but nationwide. They also pointed out they would prefer to undertake the work with just one project, rather than doing it piecemeal.
While the Government’s National Development Plan includes reference to upgrading the N28, any work will be dependent on Exchequer funding.
Paul Moran, NRA manager for regional schemes, said it was premature to speculate on a construction start-up date for the project. However, he said, realistically the project was unlikely to begin until at least the start of 2011, and construction could take about two years to complete.
It is envisaged the road will be a dual carriageway capable of handling 44,100 vehicles a day.
Compulsory Purchase Orders and Environmental Impact Statements are being worked on by the NRA and it was pointed out the cost of acquiring land would be substantial.
Mr Moran said if construction of the port went ahead before the road was upgraded, it would lead to extended rush-hour periods as traffic backed up.
He added that in this case it would be up to the Port of Cork to provide a plan to mitigate this disruption.
“It does appear the existing N28 is at overcapacity at peak periods, particularly at the Shannonpark and Shanbally roundabouts,” Mr Moran said.
He added that upgrading the N28 was primarily for the benefit of the Port of Cork generated traffic.
The NRA said port authorities should therefore be paying an appropriate contribution for the upgrade, so as to protect the taxpayer from the cost of inappropriate subsidisation of a private development.
“No plans are currently in hand to carry out any capital works to augment the Jack Lynch tunnel, to provide an additional River Lee crossing in the vicinity of the tunnel,” Mr Moran added.
He said the junction at Dunkettle caters for 103,000 vehicles a day, which may no longer be sustainable.
“From the NRA’s view, it’s an extremely important junction. We are looking at medium and long-term improvements there,” Mr Moran said.
However, he pointed out traffic jams at the junction should be eased when the Cork-Midleton railway line was opened and more commuters switched to the train.
Irish Examiner
www.buckplanning.ie
Planning board overturns council decision on private hospital
AN BÓRD PLEANÁLA overturned a county council decision yesterday and refused planning permission for a €110 million private medical clinic in Cork’s green belt.
Sheehan Medical, which operates the Blackrock Clinic in Dublin, was granted permission by Cork County Council last May to build its Cork Medical Clinic on a 5.2 hectare site at Garranedarragh, off the Bandon Road in Bishopstown.
The 80-bed hospital, which included an Enable Ireland training facility on its campus, was to employ 400 people.
But the board shot it down on four grounds yesterday. It said the project would be in an area zoned A1 Green Belt, which is awarded the “highest degree of protection” in the 2003 County Development Plan.
“It is the policy of the planning authority to resist the loss of these green belt lands to development which could otherwise be located within zoned lands except in rare and unforeseen circumstances,” the ruling said.
It said the proposed development, by reason of its proposed use and its excessive scale, would not qualify as an exceptional circumstance, would result in extensive development on a prominent, elevated ridge which forms an important part of the visual setting for Cork city, would fail to maintain the function of the greenbelt and would represent a visually obtrusive feature on the landscape.
The board highlighted the lack of public transport to the site and said the hospital would be almost entirely car-dependent.
It said it was not satisfied that adequate provision had been made to secure a proper water supply and sewerage facilities.
It said also it was not satisfied that proposed road upgrades were advanced enough to prevent traffic congestion.
James Sheehan, a director of Sheehan Medical, said he was shocked by the decision.
“We worked closely with the county council on this project. We thought we had all our i’s dotted and t’s crossed,” he said.
“We examined and analysed about a dozen sites and thought we had the right one. But now the green belt issue has come into play. I don’t understand the discrepancy between the two planning authorities.”
The project was in an advanced state with contractors appointed and ready to start work. Mr Sheehan said he was waiting for details of the board’s decision before making a decision on the next move.
Meanwhile, five appeals, including a joint appeal from Green Party Senator Dan Boyle and Green Councillor Chris O’Leary, have been lodged with the board against a decision to grant planning permission to a private co-located hospital on the grounds of Cork University Hospital.
Irish Examiner
www.buckplanning.ie
Sheehan Medical, which operates the Blackrock Clinic in Dublin, was granted permission by Cork County Council last May to build its Cork Medical Clinic on a 5.2 hectare site at Garranedarragh, off the Bandon Road in Bishopstown.
The 80-bed hospital, which included an Enable Ireland training facility on its campus, was to employ 400 people.
But the board shot it down on four grounds yesterday. It said the project would be in an area zoned A1 Green Belt, which is awarded the “highest degree of protection” in the 2003 County Development Plan.
“It is the policy of the planning authority to resist the loss of these green belt lands to development which could otherwise be located within zoned lands except in rare and unforeseen circumstances,” the ruling said.
It said the proposed development, by reason of its proposed use and its excessive scale, would not qualify as an exceptional circumstance, would result in extensive development on a prominent, elevated ridge which forms an important part of the visual setting for Cork city, would fail to maintain the function of the greenbelt and would represent a visually obtrusive feature on the landscape.
The board highlighted the lack of public transport to the site and said the hospital would be almost entirely car-dependent.
It said it was not satisfied that adequate provision had been made to secure a proper water supply and sewerage facilities.
It said also it was not satisfied that proposed road upgrades were advanced enough to prevent traffic congestion.
James Sheehan, a director of Sheehan Medical, said he was shocked by the decision.
“We worked closely with the county council on this project. We thought we had all our i’s dotted and t’s crossed,” he said.
“We examined and analysed about a dozen sites and thought we had the right one. But now the green belt issue has come into play. I don’t understand the discrepancy between the two planning authorities.”
The project was in an advanced state with contractors appointed and ready to start work. Mr Sheehan said he was waiting for details of the board’s decision before making a decision on the next move.
Meanwhile, five appeals, including a joint appeal from Green Party Senator Dan Boyle and Green Councillor Chris O’Leary, have been lodged with the board against a decision to grant planning permission to a private co-located hospital on the grounds of Cork University Hospital.
Irish Examiner
www.buckplanning.ie
Is U2 facing heartbreak hotel?
THERE is no "plan b" for Dublin's Clarence Hotel, if ambitious plans by owners U2 to extend the building are rejected by planning authorities, guitarist The Edge said yesterday.
And the musician refused to rule out selling the hotel on Wellington Quay if An Bord Pleanala rejects plans to quadruple the size of the hotel, in the process knocking six listed buildings and installing an iconic "skycatcher" on the roof.
Any changes or compromises to the plans would cause the "whole deck of cards to crumple", he said, and, if turned down, both he and co-owner Bono would have to "consider our options".
The pair, along with property developer Paddy McKillen, who also has a stake in the Clarence Partnership, propose investing €150m in quadrupling the size of the building and transforming it into an eight-storey, 140-bedroom five-star hotel.
"We think this intervention and the new hotel design, done by (architect) Norman Foster, is appropriate, given the fact that this part of the city has seen so many changes over the years," The Edge, also known as David Evans, said.
"If it goes ahead, it will be the ninth different version of a hotel on that site, we feel that that in itself is worth preserving. We want to keep the infrastructure in the city, we don't want it to turn into apartments. We don't want it to be lost.
"I think everyone here giving evidence today is similar, in that we all care deeply about Dublin city and its future, we just disagree on what that future should be."
But the plan has caused controversy among conservationists because it involves the virtual destruction of the Clarence Hotel, an art deco building dating from 1937, four Georgian buildings from the early 19th century and Dollard House, which was built in 1886.
All are listed buildings, and only the facades along Wellington Quay will be preserved.
It is proposed to re-use skirting boards, fireplaces, floorboards and all other internal features in the new building. A huge glass atrium, which will be accessible to the public, will be at the heart of the hotel, with a "skycatcher" -- or oval glass roof -- allowing light enter the hotel.
The basement will be home to a swimming pool called "Dubh Linn", with a "Sky Bar" at the top of the building providing views across the city.
But An Taisce and others have claimed that the plans completely disregard Dublin City Council's conservation policies, and guidelines from the Department of the Environment, which state that listed buildings should only be knocked in "exceptional circumstances". None had been demonstrated in this case, conservationist Michael Smith argued, saying An Bord Pleanala could not grant permission "as a matter of law".
Saucer
"This scheme has a metal roof, and the metal roof looks like a flying saucer," he told the public hearing. "The building in no way complements the character of the quays. It is hubristic, contextually illiterate but certainly entertaining. The effect is to create a silly setpiece."
An Taisce added that the Liffey was a special conservation area, and the design was more suited to the Docklands -- a charge rejected by the design team, which said it was planning to make the Clarence into one of the world's top ten hotels.
If the plans are rejected, the owners would have to consider its options, The Edge added.
"Obviously, as has been well-documented, it's not doing as well as it could. It certainly would make it difficult, if we weren't able to go ahead. We feel this is the only way we can ensure it will remain on that site.
"This scheme has been considered very carefully. We believe it is the best scheme, and anything less would be a compromise and we would be worried about changing anything substantial because the whole deck of cards would just crumple."
Paul Melia
Irish Independent
www.buckplanning.ie
And the musician refused to rule out selling the hotel on Wellington Quay if An Bord Pleanala rejects plans to quadruple the size of the hotel, in the process knocking six listed buildings and installing an iconic "skycatcher" on the roof.
Any changes or compromises to the plans would cause the "whole deck of cards to crumple", he said, and, if turned down, both he and co-owner Bono would have to "consider our options".
The pair, along with property developer Paddy McKillen, who also has a stake in the Clarence Partnership, propose investing €150m in quadrupling the size of the building and transforming it into an eight-storey, 140-bedroom five-star hotel.
"We think this intervention and the new hotel design, done by (architect) Norman Foster, is appropriate, given the fact that this part of the city has seen so many changes over the years," The Edge, also known as David Evans, said.
"If it goes ahead, it will be the ninth different version of a hotel on that site, we feel that that in itself is worth preserving. We want to keep the infrastructure in the city, we don't want it to turn into apartments. We don't want it to be lost.
"I think everyone here giving evidence today is similar, in that we all care deeply about Dublin city and its future, we just disagree on what that future should be."
But the plan has caused controversy among conservationists because it involves the virtual destruction of the Clarence Hotel, an art deco building dating from 1937, four Georgian buildings from the early 19th century and Dollard House, which was built in 1886.
All are listed buildings, and only the facades along Wellington Quay will be preserved.
It is proposed to re-use skirting boards, fireplaces, floorboards and all other internal features in the new building. A huge glass atrium, which will be accessible to the public, will be at the heart of the hotel, with a "skycatcher" -- or oval glass roof -- allowing light enter the hotel.
The basement will be home to a swimming pool called "Dubh Linn", with a "Sky Bar" at the top of the building providing views across the city.
But An Taisce and others have claimed that the plans completely disregard Dublin City Council's conservation policies, and guidelines from the Department of the Environment, which state that listed buildings should only be knocked in "exceptional circumstances". None had been demonstrated in this case, conservationist Michael Smith argued, saying An Bord Pleanala could not grant permission "as a matter of law".
Saucer
"This scheme has a metal roof, and the metal roof looks like a flying saucer," he told the public hearing. "The building in no way complements the character of the quays. It is hubristic, contextually illiterate but certainly entertaining. The effect is to create a silly setpiece."
An Taisce added that the Liffey was a special conservation area, and the design was more suited to the Docklands -- a charge rejected by the design team, which said it was planning to make the Clarence into one of the world's top ten hotels.
If the plans are rejected, the owners would have to consider its options, The Edge added.
"Obviously, as has been well-documented, it's not doing as well as it could. It certainly would make it difficult, if we weren't able to go ahead. We feel this is the only way we can ensure it will remain on that site.
"This scheme has been considered very carefully. We believe it is the best scheme, and anything less would be a compromise and we would be worried about changing anything substantial because the whole deck of cards would just crumple."
Paul Melia
Irish Independent
www.buckplanning.ie
Hotel design a major coup, says Edge
THE DEMOLITION of the Clarence Hotel, Dublin, a protected structure, and its rebuilding to a design by British architect Norman Foster was "an incredible coup for Dublin city", U2 guitarist and one of the owners of the hotel, the Edge, has said.
He was speaking outside a Bord Pleanála appeal hearing against plans to demolish all but the facades of the hotel, its expansion from 49 to 140 rooms, and the addition of a metallic elliptical roof called the "sky catcher".
One of the appellants to the project, conservationist Michael Smith, yesterday described the proposed building as a "cannibalistic behemoth" and said the sky catcher would look like a spaceship had landed in Temple Bar.
The hotel had done an "immense amount of good for the city", the Edge said, but it had run into financial difficulties in recent years and, if it was to be sustained, it needed to be redeveloped.
Although the hotel and surrounding buildings, which have been purchased for the €150 million extension and redevelopment, are listed on the record of protected structures, it is proposed that they will be demolished and only their front facades retained.
The fact that the building was designed by Foster, who created the Swiss Re Tower in London, known as the "Gherkin", was an incredible coup and "outweighed the sacrifice of parts of ordinary period buildings", the Edge said.
The 34-metre high five-star hotel with its "sky room floating above the city" would be "completely commensurate with the scale of that grand street - the river Liffey", Andy Bow of Foster and Partners told the planning hearing.
It would "soften the impact" of nearby buildings such as the Central Bank and Civic Offices and would bring "new vitality to the west end of Temple Bar". The demolition of the buildings and the back facade would rid Essex Street of its "prison-like" look, he added.
An Taisce's Kevin Duff said the applicants had not demonstrated the exceptional circumstances which are legally required to permit the demolition of protected structures.
The design was an "unsatisfactory combination of facade retention and new build", he said, and was the largest proposed demolition of protected structures since legislation was introduced in 1999.
Architect James Kelly said the design came "perilously close to pastiche".
Mr Smith said the architects had shown no awareness of the surroundings. "This building is in the wrong place - like a little black dress on your great aunt," he said.
The Irish Times
www.buckplanning.ie
He was speaking outside a Bord Pleanála appeal hearing against plans to demolish all but the facades of the hotel, its expansion from 49 to 140 rooms, and the addition of a metallic elliptical roof called the "sky catcher".
One of the appellants to the project, conservationist Michael Smith, yesterday described the proposed building as a "cannibalistic behemoth" and said the sky catcher would look like a spaceship had landed in Temple Bar.
The hotel had done an "immense amount of good for the city", the Edge said, but it had run into financial difficulties in recent years and, if it was to be sustained, it needed to be redeveloped.
Although the hotel and surrounding buildings, which have been purchased for the €150 million extension and redevelopment, are listed on the record of protected structures, it is proposed that they will be demolished and only their front facades retained.
The fact that the building was designed by Foster, who created the Swiss Re Tower in London, known as the "Gherkin", was an incredible coup and "outweighed the sacrifice of parts of ordinary period buildings", the Edge said.
The 34-metre high five-star hotel with its "sky room floating above the city" would be "completely commensurate with the scale of that grand street - the river Liffey", Andy Bow of Foster and Partners told the planning hearing.
It would "soften the impact" of nearby buildings such as the Central Bank and Civic Offices and would bring "new vitality to the west end of Temple Bar". The demolition of the buildings and the back facade would rid Essex Street of its "prison-like" look, he added.
An Taisce's Kevin Duff said the applicants had not demonstrated the exceptional circumstances which are legally required to permit the demolition of protected structures.
The design was an "unsatisfactory combination of facade retention and new build", he said, and was the largest proposed demolition of protected structures since legislation was introduced in 1999.
Architect James Kelly said the design came "perilously close to pastiche".
Mr Smith said the architects had shown no awareness of the surroundings. "This building is in the wrong place - like a little black dress on your great aunt," he said.
The Irish Times
www.buckplanning.ie
Aid for homes to generate electricity
IRISH HOMEOWNERS are to be given an opportunity to generate their own electricity and sell excess power back into the national grid under a new sustainable energy programme.
The grant-aided scheme will see electricity produced by individuals using renewable technologies such as small scale wind turbines and solar panels.
The Department of Communications, Energy and Natural Resources believes the programme will reduce energy costs and decrease dependency on imported fuels.
The scheme will initially be conducted on a trial basis with a number of grants covering half the start-up cost being made available through Sustainable Energy Ireland (SEI).
The department will provide €2 million in funding for the scheme, which will also feature studies on emissions savings. Regulations introduced last year state that domestic wind turbines do not require planning permission.
A department spokeswoman said she understood that small domestic turbines would not break guidelines on noise pollution.
Full details of a wider scheme will be revealed during the summer.
Announcing the programme yesterday, Minister for Energy and Natural Resources Eamon Ryan said significant power and financial savings were possible.
"We know from international experience that microgeneration can provide a sustainable, reliable and affordable alternative to the traditional methods of power generation. It is time to provide such an alternative here. Until now we have been making strides in terms of large-scale renewable energy, which will impact on power generation at a national level.
"With microgeneration, the end user can reap the benefits of renewable energy sources while helping to meet Ireland's energy challenge," Mr Ryan said.
The scheme follows a change in regulations last year which now permits people to sell electricity back into the national energy grid. The Department of Communications, Energy and Natural Resources said it hopes the programme will provide the groundwork for consideration of a set feed-in price to the national grid.
The scheme was unveiled at the SEI Energy Show 2008, which began at the RDS in Ballsbridge, Dublin. More than 150 exhibitors are taking part in the event, which is expected to generate some ¬30 million in business for the sustainable energy sector.
The theme of this year's show is Meeting Ireland's Energy Challenge, and both national and international experts will take part in discussions on the design and construction of energy efficient buildings, renewable energy solutions and energy management.
SEI chief executive David Taylor said the development of sustainable energy will help Ireland to meet its energy targets and cut its dependency on imported fossil fuels.
The Irish Times
www.buckplanning.ie
The grant-aided scheme will see electricity produced by individuals using renewable technologies such as small scale wind turbines and solar panels.
The Department of Communications, Energy and Natural Resources believes the programme will reduce energy costs and decrease dependency on imported fuels.
The scheme will initially be conducted on a trial basis with a number of grants covering half the start-up cost being made available through Sustainable Energy Ireland (SEI).
The department will provide €2 million in funding for the scheme, which will also feature studies on emissions savings. Regulations introduced last year state that domestic wind turbines do not require planning permission.
A department spokeswoman said she understood that small domestic turbines would not break guidelines on noise pollution.
Full details of a wider scheme will be revealed during the summer.
Announcing the programme yesterday, Minister for Energy and Natural Resources Eamon Ryan said significant power and financial savings were possible.
"We know from international experience that microgeneration can provide a sustainable, reliable and affordable alternative to the traditional methods of power generation. It is time to provide such an alternative here. Until now we have been making strides in terms of large-scale renewable energy, which will impact on power generation at a national level.
"With microgeneration, the end user can reap the benefits of renewable energy sources while helping to meet Ireland's energy challenge," Mr Ryan said.
The scheme follows a change in regulations last year which now permits people to sell electricity back into the national energy grid. The Department of Communications, Energy and Natural Resources said it hopes the programme will provide the groundwork for consideration of a set feed-in price to the national grid.
The scheme was unveiled at the SEI Energy Show 2008, which began at the RDS in Ballsbridge, Dublin. More than 150 exhibitors are taking part in the event, which is expected to generate some ¬30 million in business for the sustainable energy sector.
The theme of this year's show is Meeting Ireland's Energy Challenge, and both national and international experts will take part in discussions on the design and construction of energy efficient buildings, renewable energy solutions and energy management.
SEI chief executive David Taylor said the development of sustainable energy will help Ireland to meet its energy targets and cut its dependency on imported fossil fuels.
The Irish Times
www.buckplanning.ie
Clarence scheme 'breaks guidelines'
The proposed Clarence Hotel project on Dublin's quays could go against both local planning guidelines and Government legislation, a Bord Pleanála hearing has heard.
Under a radical redevelopment plan, the landmark hotel owned by rock band U2, would be substantially demolished and rebuilt as a 34-metre high structure with views across the capital city from Wellington Quay.
Existing legislation allows for the demolition of protected structures in exceptional circumstances.
"The exceptional and particular circumstances in this case relate to the need to retain or enhance the special interest value of the structures (i.e. the hotel use), the excellence of the proposed development in terms of architecture and uses, the contribution to the city on a strategic level, including the quays, and at a local level in terms of Temple Bar," Kieran Rose, senior planner with Dublin City Council told the hearing.
However, in its own oral submission to the hearing, the Department of the Environment, Local Government and Heritage said it did not believe that the scheme was of such architectural merit as to meet the exceptional circumstances stipulation laid down by the legislation.
Dublin City Council had already granted planning permission for the project, which will see the existing structures Dollard House at 2-5 Wellington Quay; the Clarence Hotel at 6-8 Wellington Quay and 9-12 Wellington Quay demolished, the facades retained, and a new hotel constructed behind it.
The hotel's owners, including U2's Bono and the Edge, said the Clarence has suffered financial difficulty in recent years, and redevelopment was necessary to sustain it.
The proposed five-star hotel will include a sky room and a viewing terrace at the top level of the hotel, a 'sky catcher' central atrium and three basement floors.
The development is expected to rejuvenate the Essex Street end of Temple Bar, despite objections from conservationist Michael Smith that the area was already lively enough.
However, opponents also fear the new development, which propose demolishing a significant proportion of protected buildings on Wellington Quay and retaining the facades, could set a precedent for protected buildings in other areas of the city.
The proposed new hotel was praised by Fáilte Ireland, which welcomed the redevelopment and innovative design, which it said would attract ¿well educated and affluent¿ visitors to Dublin¿s city centre. However, the body expressed concern that the demolition of the protected buildings, retaining only the facades, would set a precedent for similar developments.
Speaking for Fáilte Ireland, Paddy Matthews refused to be drawn on whether the organisation was seeking to overturn planning permission, saying that it remained a matter for An Bord Pleanála.
Yesterday, U2 guitarist The Edge told the hearing the design by British architect Norman Foster was "an incredible coup for Dublin city".
Ireland.com
www.buckplanning.ie
Under a radical redevelopment plan, the landmark hotel owned by rock band U2, would be substantially demolished and rebuilt as a 34-metre high structure with views across the capital city from Wellington Quay.
Existing legislation allows for the demolition of protected structures in exceptional circumstances.
"The exceptional and particular circumstances in this case relate to the need to retain or enhance the special interest value of the structures (i.e. the hotel use), the excellence of the proposed development in terms of architecture and uses, the contribution to the city on a strategic level, including the quays, and at a local level in terms of Temple Bar," Kieran Rose, senior planner with Dublin City Council told the hearing.
However, in its own oral submission to the hearing, the Department of the Environment, Local Government and Heritage said it did not believe that the scheme was of such architectural merit as to meet the exceptional circumstances stipulation laid down by the legislation.
Dublin City Council had already granted planning permission for the project, which will see the existing structures Dollard House at 2-5 Wellington Quay; the Clarence Hotel at 6-8 Wellington Quay and 9-12 Wellington Quay demolished, the facades retained, and a new hotel constructed behind it.
The hotel's owners, including U2's Bono and the Edge, said the Clarence has suffered financial difficulty in recent years, and redevelopment was necessary to sustain it.
The proposed five-star hotel will include a sky room and a viewing terrace at the top level of the hotel, a 'sky catcher' central atrium and three basement floors.
The development is expected to rejuvenate the Essex Street end of Temple Bar, despite objections from conservationist Michael Smith that the area was already lively enough.
However, opponents also fear the new development, which propose demolishing a significant proportion of protected buildings on Wellington Quay and retaining the facades, could set a precedent for protected buildings in other areas of the city.
The proposed new hotel was praised by Fáilte Ireland, which welcomed the redevelopment and innovative design, which it said would attract ¿well educated and affluent¿ visitors to Dublin¿s city centre. However, the body expressed concern that the demolition of the protected buildings, retaining only the facades, would set a precedent for similar developments.
Speaking for Fáilte Ireland, Paddy Matthews refused to be drawn on whether the organisation was seeking to overturn planning permission, saying that it remained a matter for An Bord Pleanála.
Yesterday, U2 guitarist The Edge told the hearing the design by British architect Norman Foster was "an incredible coup for Dublin city".
Ireland.com
www.buckplanning.ie
Wednesday, 16 April 2008
Council urged to overturn street's trading regulations
A GROUP OF property owners on Grafton Street are urging Dublin City Council to overturn restrictions that exclude certain retailers from trading on the street.
The owners and landlords, who control over 40 out of the 94 shops on the thoroughfare, will make their opposition clear in a submission to the council's 12-month review of the scheme, which is expected to be carried out within the next six to eight weeks.
Councillors will then have the opportunity to discuss the submissions and a resolution may, as a result, be tabled to amend or revoke the special planning controls introduced last April following concern over the street's deteriorating character.
Under the new restrictions mobile phone shops, convenience stores and fast food outlets are among 16 retail uses banned from the street. A further five, which include pharmacies, health food stores and souvenir shops, require special planning permission.
In their submission the landlords will argue market forces alone should determine Grafton Street's retail mix and that the council's intervention is damaging the area's long-term business prospects. Mervyn Ellis, a director with the HWBC agency, who is negotiating on behalf of the group, warns that values for smaller units on the street may come under pressure if the planning restrictions on certain retailers remain in force.
It is the second time institutional property funds and developers have united behind this issue. A submission was made prior to the scheme's introduction last year, but councillors voted overwhelmingly to adopt the planning restrictions. The group includes Irish Life Investment Managers, Friends First Life Assurance, Treasury Holdings, AIB Investment Managers, Bank of Ireland Asset Management, Hibernian Investment Managers and Irish Property Unit Trust.
While there is considerable support for the planning restrictions among established traders on the street, such as Brown Thomas and Weirs, as well as the merchants' organisation, the Dublin City Business Association (DCBA), few in the property industry have warmed to the scheme. And there is some evidence the restrictions are beginning to bite. According to a well-placed source, the new planning restrictions persuaded the souvenir chain, Carroll's Gifts, to abandon its €850,000 deal to acquire Footlocker's lease at 44 Grafton Street last June. The firm subsequently opened a store nearby on Suffolk Street.
For those in favour of the council's scheme such an example is likely to be held up as a reason to maintain the restrictions. But many property agents, like Aiden McDonnell of Colliers Jackson-Stops, argue the scheme's ban on certain traders is "misguided" and fails to address the key problem facing Grafton Street - its shortage of large-scale retail units. He points out that the jumble of shops on the street are unsuitable for most upmarket retailers and until this supply crunch is eased "market share in the city centre will continue to be lost to suburban town centres".
According to McDonnell, there are just five units on Grafton Street of sufficient size for most fashion retailers. "The rest are under 5,000sq ft and are awkward in their layout, and the major fashion brands simply refuse to trade out of these sort of units."
This is a long-running sore for many in the property sector, with experts like McDonnell pointing out that the council's focus should be on how to amalgamate some of the smaller units into single, large-scale shops that would appeal to top fashion brands.
But Tom Coffey, chief executive officer of the DCBA, says this argument would "kill off the area's exclusivity" and do little for the street's tourist credentials. "What these people don't understand is that the smaller properties give the street its character."
Coffey also claims a recent survey carried out by his organisation shows a majority of consumers "prefer the variety of the city centre" and find shopping malls, where there are larger floorplates, "bland and boring".
Yet two years ago leading commentators were bemoaning the street's rapid descent into mediocrity. Years of exorbitant rental increases had culled the street of most of its indigenous traders while mobile phone shops and convenience stores seemed to be spreading throughout the area like a contagion.
According to David Andrews, chairman of the 19th century jewellery store Weir & Sons, "Grafton Street today doesn't look very much different from Grafton Street two years ago". So have the restrictions had any material impact? "I think these planning schemes take years to have a sizeable effect. What we can say is that it has stopped the spread of certain retailers. And there is no doubt that action was needed because Grafton Street patently wasn't living up to its reputation as the city centre's most attractive and colourful shopping area."
However, as the recent spate of letting deals indicate, the street's shopping mix is set to change. American giant, Tommy Hilfiger, will trade out of a new unit created by M & S from the former Grafton Street Arcade. The space to the rear of that former mall has now been added to the UK chain's flagship store, and the company will unveil the extension, including a rooftop restaurant with views over Grafton Street, next month.
Meanwhile Swatch is moving into a small unit near the St Stephen's Green end of the street. A major new tenant is expected for the Nine West store, while Warehouse's unit is likely to be taken over by one of its sister fashion brand's, like Coast or Whistles.
However the real coup will be the arrival of jewellery icons, Tiffany & Co and Cartier, at Brown Thomas. The upmarket department store is relocating its ground floor menswear department into the basement to make way for the luxury brands, which have long been on the lookout for potential properties on Grafton Street. It is understood the new jewellery emporium will open later this year.
The Irish Times
www.buckplanning.ie
The owners and landlords, who control over 40 out of the 94 shops on the thoroughfare, will make their opposition clear in a submission to the council's 12-month review of the scheme, which is expected to be carried out within the next six to eight weeks.
Councillors will then have the opportunity to discuss the submissions and a resolution may, as a result, be tabled to amend or revoke the special planning controls introduced last April following concern over the street's deteriorating character.
Under the new restrictions mobile phone shops, convenience stores and fast food outlets are among 16 retail uses banned from the street. A further five, which include pharmacies, health food stores and souvenir shops, require special planning permission.
In their submission the landlords will argue market forces alone should determine Grafton Street's retail mix and that the council's intervention is damaging the area's long-term business prospects. Mervyn Ellis, a director with the HWBC agency, who is negotiating on behalf of the group, warns that values for smaller units on the street may come under pressure if the planning restrictions on certain retailers remain in force.
It is the second time institutional property funds and developers have united behind this issue. A submission was made prior to the scheme's introduction last year, but councillors voted overwhelmingly to adopt the planning restrictions. The group includes Irish Life Investment Managers, Friends First Life Assurance, Treasury Holdings, AIB Investment Managers, Bank of Ireland Asset Management, Hibernian Investment Managers and Irish Property Unit Trust.
While there is considerable support for the planning restrictions among established traders on the street, such as Brown Thomas and Weirs, as well as the merchants' organisation, the Dublin City Business Association (DCBA), few in the property industry have warmed to the scheme. And there is some evidence the restrictions are beginning to bite. According to a well-placed source, the new planning restrictions persuaded the souvenir chain, Carroll's Gifts, to abandon its €850,000 deal to acquire Footlocker's lease at 44 Grafton Street last June. The firm subsequently opened a store nearby on Suffolk Street.
For those in favour of the council's scheme such an example is likely to be held up as a reason to maintain the restrictions. But many property agents, like Aiden McDonnell of Colliers Jackson-Stops, argue the scheme's ban on certain traders is "misguided" and fails to address the key problem facing Grafton Street - its shortage of large-scale retail units. He points out that the jumble of shops on the street are unsuitable for most upmarket retailers and until this supply crunch is eased "market share in the city centre will continue to be lost to suburban town centres".
According to McDonnell, there are just five units on Grafton Street of sufficient size for most fashion retailers. "The rest are under 5,000sq ft and are awkward in their layout, and the major fashion brands simply refuse to trade out of these sort of units."
This is a long-running sore for many in the property sector, with experts like McDonnell pointing out that the council's focus should be on how to amalgamate some of the smaller units into single, large-scale shops that would appeal to top fashion brands.
But Tom Coffey, chief executive officer of the DCBA, says this argument would "kill off the area's exclusivity" and do little for the street's tourist credentials. "What these people don't understand is that the smaller properties give the street its character."
Coffey also claims a recent survey carried out by his organisation shows a majority of consumers "prefer the variety of the city centre" and find shopping malls, where there are larger floorplates, "bland and boring".
Yet two years ago leading commentators were bemoaning the street's rapid descent into mediocrity. Years of exorbitant rental increases had culled the street of most of its indigenous traders while mobile phone shops and convenience stores seemed to be spreading throughout the area like a contagion.
According to David Andrews, chairman of the 19th century jewellery store Weir & Sons, "Grafton Street today doesn't look very much different from Grafton Street two years ago". So have the restrictions had any material impact? "I think these planning schemes take years to have a sizeable effect. What we can say is that it has stopped the spread of certain retailers. And there is no doubt that action was needed because Grafton Street patently wasn't living up to its reputation as the city centre's most attractive and colourful shopping area."
However, as the recent spate of letting deals indicate, the street's shopping mix is set to change. American giant, Tommy Hilfiger, will trade out of a new unit created by M & S from the former Grafton Street Arcade. The space to the rear of that former mall has now been added to the UK chain's flagship store, and the company will unveil the extension, including a rooftop restaurant with views over Grafton Street, next month.
Meanwhile Swatch is moving into a small unit near the St Stephen's Green end of the street. A major new tenant is expected for the Nine West store, while Warehouse's unit is likely to be taken over by one of its sister fashion brand's, like Coast or Whistles.
However the real coup will be the arrival of jewellery icons, Tiffany & Co and Cartier, at Brown Thomas. The upmarket department store is relocating its ground floor menswear department into the basement to make way for the luxury brands, which have long been on the lookout for potential properties on Grafton Street. It is understood the new jewellery emporium will open later this year.
The Irish Times
www.buckplanning.ie
Patio area planned for Collins home challenged
A PATIO decking area in Kells Bay, Co Kerry, attached to the rebuilding of the residence of former MEP and minister Gerry Collins has run into difficulties after a complaint to the planning department of Kerry County Council.
A private family retreat, the house, with a boathouse and slipway on to the sea, is frequently used by the Collins family.
Mr Collins said he was "devastated" at the burning and immediately set about plans to rebuild it. According to the plans submitted to the council by Mr Collins and his wife Hilary, the split-level bungalow is to be used as a retirement home. The application was lodged in June for reconstruction and extension of the bungalow including "extended patio deck" area. The development was granted permission in October.
The reconstruction is currently under way. However the extent of the decking has attracted a complaint to the council.
According to the Dublin-based complainant, who has been holidaying in the area since childhood, the protruding structure replaced a traditional inconspicuous stone wall and this and the bringing of rock into the area should have required special attention.
The "mound of boulders four metres high" was taking from the appearance of the beach and was visually obtrusive, it was claimed. The complainant also raised the question of a foreshore licence.
Planners have investigated and it is understood they have ruled out the necessity for a foreshore licence. However, they are taking issue with the placing of rock armour on the front of the decking area and are asking that this be addressed.
The Collins's engineers and architects have told the council they believe they are in full compliance with their planning permission.
The Irish Times
www.buckplanning.ie
A private family retreat, the house, with a boathouse and slipway on to the sea, is frequently used by the Collins family.
Mr Collins said he was "devastated" at the burning and immediately set about plans to rebuild it. According to the plans submitted to the council by Mr Collins and his wife Hilary, the split-level bungalow is to be used as a retirement home. The application was lodged in June for reconstruction and extension of the bungalow including "extended patio deck" area. The development was granted permission in October.
The reconstruction is currently under way. However the extent of the decking has attracted a complaint to the council.
According to the Dublin-based complainant, who has been holidaying in the area since childhood, the protruding structure replaced a traditional inconspicuous stone wall and this and the bringing of rock into the area should have required special attention.
The "mound of boulders four metres high" was taking from the appearance of the beach and was visually obtrusive, it was claimed. The complainant also raised the question of a foreshore licence.
Planners have investigated and it is understood they have ruled out the necessity for a foreshore licence. However, they are taking issue with the placing of rock armour on the front of the decking area and are asking that this be addressed.
The Collins's engineers and architects have told the council they believe they are in full compliance with their planning permission.
The Irish Times
www.buckplanning.ie
Councillors defy planners on house
SLIGO COUNTY councillors have for the first time in 16 years passed a controversial Section 140 motion despite a warning from planners that they were setting "an undesirable precedent". Section 140s were previously known as Section 4s.
Fianna Fáil councillor Jude Devins, who proposed the motion, said that neither he nor his party believed that Section 140s were good for local government as they created dangerous precedents and disparate thinking between councillors and the executive. But he argued that the mechanism was being used in this case as a "last avenue".
Mr Devins said that the family of the applicant, local business man John Mullaney, had owned the site for close to 50 years. "I am a strong and ardent believer in family members being entitled to build on their family land and I make no apology for this belief."
Senior planner Frank Moylan said the site at Ballyweelin, Rosses Point, had been the subject of five previous planning applications, three of which were withdrawn while two had been refused. The site was in a designated "visually vulnerable area" and the building would "interfere with views of the coastline and Knocknarea".
Mr Devins said the entire coastline of Co Sligo had been designated as visually vulnerable and each application had to be assessed on its merits.
He and the Fianna Fáil party were determined that it would never again take four years to resolve such a planning application.
While 19 councillors supported the Section 140 motion it was opposed by two Independent councillors, Declan Bree and Margaret Gormley, and by Sinn Féin's Seán MacManus. There were three abstentions.
Labour's Jimmy McGarry, who seconded the motion, said it was for a family home on a single site and was not a development designed for economic gain.
The Irish Times
www.buckplanning.ie
Fianna Fáil councillor Jude Devins, who proposed the motion, said that neither he nor his party believed that Section 140s were good for local government as they created dangerous precedents and disparate thinking between councillors and the executive. But he argued that the mechanism was being used in this case as a "last avenue".
Mr Devins said that the family of the applicant, local business man John Mullaney, had owned the site for close to 50 years. "I am a strong and ardent believer in family members being entitled to build on their family land and I make no apology for this belief."
Senior planner Frank Moylan said the site at Ballyweelin, Rosses Point, had been the subject of five previous planning applications, three of which were withdrawn while two had been refused. The site was in a designated "visually vulnerable area" and the building would "interfere with views of the coastline and Knocknarea".
Mr Devins said the entire coastline of Co Sligo had been designated as visually vulnerable and each application had to be assessed on its merits.
He and the Fianna Fáil party were determined that it would never again take four years to resolve such a planning application.
While 19 councillors supported the Section 140 motion it was opposed by two Independent councillors, Declan Bree and Margaret Gormley, and by Sinn Féin's Seán MacManus. There were three abstentions.
Labour's Jimmy McGarry, who seconded the motion, said it was for a family home on a single site and was not a development designed for economic gain.
The Irish Times
www.buckplanning.ie
Incinerator could heat 60,000 homes
THE CONSTRUCTION of the Poolbeg incinerator will be fundamental to the development of a competitively priced heating system for Dublin, an Environmental Protection Agency (EPA) hearing heard yesterday.
Similar heating systems are currently in place in Copenhagen, Paris and Sheffield, the hearing heard.
The council is currently seeking a waste licence from the EPA to run the incinerator, having last year been granted planning permission for the facility by An Bord Pleanála. The hearing on the EPA proposal to grant the licence began in Dublin on Monday.
The plant, which will be Dublin's first municipal waste incinerator and one of the largest in Europe, would have the capacity to burn 600,000 tonnes of waste annually. The council hopes to have the incinerator in operation by 2012.
Speaking at the hearing, Olivier Gaillot of RPS Consulting, the company developing the heating system, said the Poolbeg facility would be a "vital provider of heat", which he believes will help to reduce Dublin's reliance on imported fuels.
Mr Gaillot said using the cooling water from the proposed incineration facility for this purpose would also reduce the amount of such water to be released into the river Liffey from the Poolbeg plant.
He said RPS will be developing a gas boiler system close to the incinerator site to power the system while the waste plant is being constructed and that if Poolbeg were not to be given a licence they would look elsewhere for heating sources.
He said the heating system would be capable of tapping into sources other than the cooling water from Poolbeg and he hoped the system would feed into and serve significant developments anticipated for the Dublin Docklands area.
Concerns about the incinerator and proposals to burn sewage from the neighbouring waste water treatment plant in Ringsend were also expressed at the hearing.
On Monday, the hearing was told that up to 80,000 tonnes of sewage and non-hazardous industrial sludge could be processed at the incinerator under the terms of the waste licence being sought by the council.
Joe McCarthy, who lives less than one kilometre from the Poolbeg site, said he feared burning sludge would put extra pressure on the plant. He questioned if it would lead to the incinerator exceeding the 600,000 tonnes of waste it can burn annually. He also expressed fears over the amount of money being spent on the plant.
He said a similar facility in Amsterdam cost some €400 million, compared to the €266 million being spent on the Dublin plant. He said: "How can we get similar efficiencies for only two-thirds of the cost?"
Poolbeg designer Claus Nordgaard attributed the difference to the facility being a more "cost effective design".
The Irish Times
www.buckplanning.ie
Similar heating systems are currently in place in Copenhagen, Paris and Sheffield, the hearing heard.
The council is currently seeking a waste licence from the EPA to run the incinerator, having last year been granted planning permission for the facility by An Bord Pleanála. The hearing on the EPA proposal to grant the licence began in Dublin on Monday.
The plant, which will be Dublin's first municipal waste incinerator and one of the largest in Europe, would have the capacity to burn 600,000 tonnes of waste annually. The council hopes to have the incinerator in operation by 2012.
Speaking at the hearing, Olivier Gaillot of RPS Consulting, the company developing the heating system, said the Poolbeg facility would be a "vital provider of heat", which he believes will help to reduce Dublin's reliance on imported fuels.
Mr Gaillot said using the cooling water from the proposed incineration facility for this purpose would also reduce the amount of such water to be released into the river Liffey from the Poolbeg plant.
He said RPS will be developing a gas boiler system close to the incinerator site to power the system while the waste plant is being constructed and that if Poolbeg were not to be given a licence they would look elsewhere for heating sources.
He said the heating system would be capable of tapping into sources other than the cooling water from Poolbeg and he hoped the system would feed into and serve significant developments anticipated for the Dublin Docklands area.
Concerns about the incinerator and proposals to burn sewage from the neighbouring waste water treatment plant in Ringsend were also expressed at the hearing.
On Monday, the hearing was told that up to 80,000 tonnes of sewage and non-hazardous industrial sludge could be processed at the incinerator under the terms of the waste licence being sought by the council.
Joe McCarthy, who lives less than one kilometre from the Poolbeg site, said he feared burning sludge would put extra pressure on the plant. He questioned if it would lead to the incinerator exceeding the 600,000 tonnes of waste it can burn annually. He also expressed fears over the amount of money being spent on the plant.
He said a similar facility in Amsterdam cost some €400 million, compared to the €266 million being spent on the Dublin plant. He said: "How can we get similar efficiencies for only two-thirds of the cost?"
Poolbeg designer Claus Nordgaard attributed the difference to the facility being a more "cost effective design".
The Irish Times
www.buckplanning.ie
Clarence 'a coup' for Dublin, says Edge
The demolition of the Clarence Hotel, Dublin, a protected structure, and its rebuilding to a design by British architect Norman Foster was "an incredible coup for Dublin city" U2 guitarist and one of the owners of the hotel The Edge has said.
He was speaking outside a Bord Pleanála appeal hearing against plans to demolish all but the facades of the hotel, its expansion form 49 to 140 rooms, and the addition of a metallic elliptical roof called the "sky catcher".
One of the appellants to the project conservationist Michael Smith yesterday described the proposed building as a "cannibalistic behemoth" and said the sky catcher looked like a spaceship which has landed in the middle of Temple Bar.
The hotel had done an "immense amount of good for the city", The Edge said, however it had run into financial difficulties in recent years and if it was to be sustained into the 21st century it needed to be redeveloped.
Although the hotel and surrounding buildings, which have been purchased for the €150 million extension and redevelopment, are listed on the Record of Protected Structures, it is proposed that they will be demolished and only their front facades retained.
The fact that the building had been designed by Foster who created the Swiss Re Tower in London, also known as "the Gherkin", was an incredible coup, and "outweighed the sacrifice of parts of ordinary period buildings", The Edge said.
The 34-metre five-star hotel with its "sky room floating above the city" would be "completely commensurate with the scale of that grand street - the River Liffey" Andy Bow of Foster and Partners told the planning hearing.
It would "soften the impact" of surrounding buildings such as the Central Bank and the Civic Offices on Wood Quay and would bring a "new vitality to the west end of Temple Bar". The demolition of the buildings and the back facade facing on to Essex Street would rid Essex Street of its current "prison-like" look, Mr Bow said.
An Taisce's Kevin Duff said the applicants had not demonstrated the exceptional circumstances which are legally required to permit the demolition of protected structures.
The design was a "unsatisfactory combination of facade retention and new build" he said and was the largest proposed demolition of protected structures since legislation was introduced in 1999. The loss of the facades on Essex Street was a serious loss for Temple Bar he said.
Architect James Kelly said given the capabilities of Foster his reverting to facadism was "very sad". The design was coming "perilously close to pastiche", he said.
Mr Smith said the design was "behind the times". "Ten years ago a scheme like this might have got planning permission, surely not now. If it gets permission we can wave goodbye to proper development in Dublin City."
The proposed roof "looks like a flying saucer" it was a "rag-bag, leviathan, a silly set piece" he said. The architects had shown no awareness of their surroundings.
"This building is in the wrong place - like a little black dress on your great aunt," Mr Smith said.
Ireland.com
www.buckplanning.ie
He was speaking outside a Bord Pleanála appeal hearing against plans to demolish all but the facades of the hotel, its expansion form 49 to 140 rooms, and the addition of a metallic elliptical roof called the "sky catcher".
One of the appellants to the project conservationist Michael Smith yesterday described the proposed building as a "cannibalistic behemoth" and said the sky catcher looked like a spaceship which has landed in the middle of Temple Bar.
The hotel had done an "immense amount of good for the city", The Edge said, however it had run into financial difficulties in recent years and if it was to be sustained into the 21st century it needed to be redeveloped.
Although the hotel and surrounding buildings, which have been purchased for the €150 million extension and redevelopment, are listed on the Record of Protected Structures, it is proposed that they will be demolished and only their front facades retained.
The fact that the building had been designed by Foster who created the Swiss Re Tower in London, also known as "the Gherkin", was an incredible coup, and "outweighed the sacrifice of parts of ordinary period buildings", The Edge said.
The 34-metre five-star hotel with its "sky room floating above the city" would be "completely commensurate with the scale of that grand street - the River Liffey" Andy Bow of Foster and Partners told the planning hearing.
It would "soften the impact" of surrounding buildings such as the Central Bank and the Civic Offices on Wood Quay and would bring a "new vitality to the west end of Temple Bar". The demolition of the buildings and the back facade facing on to Essex Street would rid Essex Street of its current "prison-like" look, Mr Bow said.
An Taisce's Kevin Duff said the applicants had not demonstrated the exceptional circumstances which are legally required to permit the demolition of protected structures.
The design was a "unsatisfactory combination of facade retention and new build" he said and was the largest proposed demolition of protected structures since legislation was introduced in 1999. The loss of the facades on Essex Street was a serious loss for Temple Bar he said.
Architect James Kelly said given the capabilities of Foster his reverting to facadism was "very sad". The design was coming "perilously close to pastiche", he said.
Mr Smith said the design was "behind the times". "Ten years ago a scheme like this might have got planning permission, surely not now. If it gets permission we can wave goodbye to proper development in Dublin City."
The proposed roof "looks like a flying saucer" it was a "rag-bag, leviathan, a silly set piece" he said. The architects had shown no awareness of their surroundings.
"This building is in the wrong place - like a little black dress on your great aunt," Mr Smith said.
Ireland.com
www.buckplanning.ie
Tuesday, 15 April 2008
Plan for houses on ground of Connemara hotel defended
BALLYNAHINCH CASTLE Hotel in Connemara has defended its plans to build six houses on the grounds of the estate.
The objections focus on the adverse impact the proposal would have on a sensitive habitat, on woodlands and on the Ballynahinch lake system, with its populations of wild salmon and Arctic char.
The six houses are planned as two groups of three on separate sites at opposite ends of the estate, which is owned by an Irish, British and US consortium.
The four-star hotel in the shadow of the Twelve Bens mountain range derives its name from a medieval castle built a mile to the northwest which was associated with the O'Flaherty clan and Grace O'Malley.
Ballynahinch Castle general manager Patrick O'Flaherty said the hotel had recently invested €1.5 million in upgrading heating systems to make it carbon neutral.
The new plan for six houses for visitors would have minimal environmental impact, he added, and would be far more beneficial than an extension to the existing building.
However, objectors including Ballynahinch Lakeside Ltd and Ann Corcoran, state that one of the two sites is within 480 metres of Ballynahinch lake, 130 metres of the Ballynahinch river and within 200 metres of Killeen lake.
They state that discharges from the accommodation units would contribute to deterioration of the local aquatic environment, particularly during the summer months when water levels tend to be low.
They also argue that both sites are within a natural heritage area and one site abuts the Connemara bog complex, a candidate for special area of conservation status.
Dispersing the houses on two sites would increase the environmental impact, the objectors argue, as works would involve clearing woodland and disturbing wildlife. They state that no record of consultation with the National Parks and Wildlife Service has been presented with the two planning applications.
Mr O'Flaherty said the parks and wildlife service had been contacted and he had walked the areas in question with its officials.
It was the hotel which had sought from the EU protective environmental status for the Ballynahinch catchment, he said, and he and his son had recently planted the estate's 1,000th oak tree under new planting.
A initial proposal to build houses on another part of the site had been abandoned when it was confirmed to be within special area of conservation boundaries, he said.
"Discretion is the first order here and we are not going to do anything that is going to have an adverse impact on what Ballynahinch represents in Connemara."
The hotel contributed €1.5 million annually in payroll costs alone to the local economy, Mr O'Flaherty said, and ran successfully in a highly competitive tourism environment. The six houses were part of its long-term plan to ensure that it continued to thrive, he said.
Galway County Council is due to make a decision on the two planning applications next month.
The house is believed to have dated from the 1660s. It was a centre for smuggling activities before it was converted to an inn in the 18th century by Richard Martin, father of Humanity Dick Martin.
It was transformed into a "gentleman's residence" by Humanity Dick, founder of the Society for the Prevention of Cruelty to Animals, in 1813.
Celebrated visitors over the years have included writer Maria Edgeworth, who referred to it unkindly in 1833 as a "dilapidated mansion with nothing of a castle about it", and Maharajah Ranjitsinhji, also known as the "Ranji".
Alterations in the 19th and 20th centuries have left few traces of the original house.
The Irish Times
www.buckplanning.ie
The objections focus on the adverse impact the proposal would have on a sensitive habitat, on woodlands and on the Ballynahinch lake system, with its populations of wild salmon and Arctic char.
The six houses are planned as two groups of three on separate sites at opposite ends of the estate, which is owned by an Irish, British and US consortium.
The four-star hotel in the shadow of the Twelve Bens mountain range derives its name from a medieval castle built a mile to the northwest which was associated with the O'Flaherty clan and Grace O'Malley.
Ballynahinch Castle general manager Patrick O'Flaherty said the hotel had recently invested €1.5 million in upgrading heating systems to make it carbon neutral.
The new plan for six houses for visitors would have minimal environmental impact, he added, and would be far more beneficial than an extension to the existing building.
However, objectors including Ballynahinch Lakeside Ltd and Ann Corcoran, state that one of the two sites is within 480 metres of Ballynahinch lake, 130 metres of the Ballynahinch river and within 200 metres of Killeen lake.
They state that discharges from the accommodation units would contribute to deterioration of the local aquatic environment, particularly during the summer months when water levels tend to be low.
They also argue that both sites are within a natural heritage area and one site abuts the Connemara bog complex, a candidate for special area of conservation status.
Dispersing the houses on two sites would increase the environmental impact, the objectors argue, as works would involve clearing woodland and disturbing wildlife. They state that no record of consultation with the National Parks and Wildlife Service has been presented with the two planning applications.
Mr O'Flaherty said the parks and wildlife service had been contacted and he had walked the areas in question with its officials.
It was the hotel which had sought from the EU protective environmental status for the Ballynahinch catchment, he said, and he and his son had recently planted the estate's 1,000th oak tree under new planting.
A initial proposal to build houses on another part of the site had been abandoned when it was confirmed to be within special area of conservation boundaries, he said.
"Discretion is the first order here and we are not going to do anything that is going to have an adverse impact on what Ballynahinch represents in Connemara."
The hotel contributed €1.5 million annually in payroll costs alone to the local economy, Mr O'Flaherty said, and ran successfully in a highly competitive tourism environment. The six houses were part of its long-term plan to ensure that it continued to thrive, he said.
Galway County Council is due to make a decision on the two planning applications next month.
The house is believed to have dated from the 1660s. It was a centre for smuggling activities before it was converted to an inn in the 18th century by Richard Martin, father of Humanity Dick Martin.
It was transformed into a "gentleman's residence" by Humanity Dick, founder of the Society for the Prevention of Cruelty to Animals, in 1813.
Celebrated visitors over the years have included writer Maria Edgeworth, who referred to it unkindly in 1833 as a "dilapidated mansion with nothing of a castle about it", and Maharajah Ranjitsinhji, also known as the "Ranji".
Alterations in the 19th and 20th centuries have left few traces of the original house.
The Irish Times
www.buckplanning.ie
Firms oppose €19.5m social housing liability claim
A DEVELOPER and a construction company have denied claims by South Dublin County Council that they have failed to meet social and affordable housing obligations valued at €19.5 million in relation to a major Tallaght development.
Durkan New Homes (DNH), Sandford Road, Ranelagh, and construction company Hollioake Land Ltd, Cashel Road, Crumlin, are facing proceedings relating to a completed development of 745 houses at The Belfry, Blessington Road, Tallaght. The case was admitted to the Commercial Court yesterday by Mr Justice Peter Kelly.
The council contends the planning permission granted in 2003 for the development imposed an obligation on the defendants to enter into agreements under part V of the Planning and Development Act 2000 relating to social and affordable housing.
The council says a part V agreement normally results in a "planning gain" to the planning authority as a developer is required to transfer land, sites or houses, or make a financial payment.
The council says the planning gain due to it under the planning permission is in excess of €19.5 million and it wants an order requiring the defendants to enter into an agreement under part V or pay damages in lieu of that.
It claims that before the decision to grant permission, the Planning and Development (Amendment) Act 2002 was enacted and that removed any discretion on the part of the council as to whether a part V agreement should be enacted on the date of the granting of permission.
In seeking yesterday to have the case admitted to the Commercial Court, with a view to having it speedily decided, the defendants rejected the council's claims and denied that the planning permission imposed an obligation to enter into a part V agreement.
DNH also claims the existence of the €19.5 million claim has serious commercial implications and had led to deferral of the company's restructuring plans, and it was therefore anxious to have the case determined speedily.
The council, in addition to its legal proceedings, had referred the matter to An Bord Pleanála and DNH is disputing the board's jurisdiction in the matter.
In an affidavit, Neil Durkan of DNH said the company had carried out development on part of the lands in question on the basis there was no requirement for a part V agreement. He said the lands were bought in December 2001 in the name of Hollioake but in 50 per cent trust for DNH.
After planning permission was granted in 2003, DNH and Hollioake developed the lands at issue and, before the council's action being taken, had implemented the permission and sold the individual units to various purchasers.
The council was prevented from now arguing the permission was subject to part V obligations as it had agreed to the sale of the individual units, he said.
The Irish Times
www.buckplanning.ie
Durkan New Homes (DNH), Sandford Road, Ranelagh, and construction company Hollioake Land Ltd, Cashel Road, Crumlin, are facing proceedings relating to a completed development of 745 houses at The Belfry, Blessington Road, Tallaght. The case was admitted to the Commercial Court yesterday by Mr Justice Peter Kelly.
The council contends the planning permission granted in 2003 for the development imposed an obligation on the defendants to enter into agreements under part V of the Planning and Development Act 2000 relating to social and affordable housing.
The council says a part V agreement normally results in a "planning gain" to the planning authority as a developer is required to transfer land, sites or houses, or make a financial payment.
The council says the planning gain due to it under the planning permission is in excess of €19.5 million and it wants an order requiring the defendants to enter into an agreement under part V or pay damages in lieu of that.
It claims that before the decision to grant permission, the Planning and Development (Amendment) Act 2002 was enacted and that removed any discretion on the part of the council as to whether a part V agreement should be enacted on the date of the granting of permission.
In seeking yesterday to have the case admitted to the Commercial Court, with a view to having it speedily decided, the defendants rejected the council's claims and denied that the planning permission imposed an obligation to enter into a part V agreement.
DNH also claims the existence of the €19.5 million claim has serious commercial implications and had led to deferral of the company's restructuring plans, and it was therefore anxious to have the case determined speedily.
The council, in addition to its legal proceedings, had referred the matter to An Bord Pleanála and DNH is disputing the board's jurisdiction in the matter.
In an affidavit, Neil Durkan of DNH said the company had carried out development on part of the lands in question on the basis there was no requirement for a part V agreement. He said the lands were bought in December 2001 in the name of Hollioake but in 50 per cent trust for DNH.
After planning permission was granted in 2003, DNH and Hollioake developed the lands at issue and, before the council's action being taken, had implemented the permission and sold the individual units to various purchasers.
The council was prevented from now arguing the permission was subject to part V obligations as it had agreed to the sale of the individual units, he said.
The Irish Times
www.buckplanning.ie
The Dublin Transport Authority Bill
The numbers.
12 to 20 - the years for which a DTA transport strategy will apply
7 the number of local authorities in the greater Dublin area which will subject their development plans the DTA strategy
6 the number of years for each DTA transport implementation plan
5 the number of transport operators subject to DTA remit. Including the private sector as one, the other four are Dublin Bus, Dart, Bus Éireann, and the RPA
4 the number of counties, Dublin, Meath, Kildare and Wicklow, which will share in the proposed 'Transport for Dublin' or 'Dublin Transport' style brand.
3 Months to introduce the legislation into the Dáil
2 Main concerns of the DTA: land use and transportation
1 the date in January next when the Minister hopes the DTA will be operational.
The Irish Times
www.buckplanning.ie
12 to 20 - the years for which a DTA transport strategy will apply
7 the number of local authorities in the greater Dublin area which will subject their development plans the DTA strategy
6 the number of years for each DTA transport implementation plan
5 the number of transport operators subject to DTA remit. Including the private sector as one, the other four are Dublin Bus, Dart, Bus Éireann, and the RPA
4 the number of counties, Dublin, Meath, Kildare and Wicklow, which will share in the proposed 'Transport for Dublin' or 'Dublin Transport' style brand.
3 Months to introduce the legislation into the Dáil
2 Main concerns of the DTA: land use and transportation
1 the date in January next when the Minister hopes the DTA will be operational.
The Irish Times
www.buckplanning.ie
Authority to oversee transport planning in Dublin area
PLANNING AND development in the Greater Dublin Area will in future have to demonstrate "consistency" with a strategy to be prepared by the incoming Dublin Transport Authority, it was announced yesterday.
The move has already been welcomed by the Irish Planning Institute which called for such land use and transportation regulations to be extended to all regional hubs and gateways.
Under the terms of the Bill, the authority will also be the funding body for new infrastructure such as Metro North and the new Luas lines and will assume responsibility for integrated ticketing, creating a single "transport brand" across the four counties of Dublin, Meath, Kildare and Wicklow.
The Dublin Transport Authority will also oversee the development of "Underground Dart", between Heuston Station and the Docklands. Also included in its remit is the co-ordination of traffic management across the seven local authorities in the region, and the development of new transport infrastructure, including potential new roads and new rail links.
The new authority will also be responsible for setting public transport fares in the region.
Mr Dempsey is also considering a late amendment to the Bill to include the Commission for Taxi Regulation in the new authority.
However, the new authority will not be "some monolith", according to the Minister, who said local authorities and transport companies would still be responsible for day-to-day operations. While the authority will be involved in land use planning "from the earliest possible stage", such plans will continue to be made by local authorities. The ministers for the environment or for transport will have powers to ensure the development plans are "consistent" with DTA strategy.
The Dublin Transport Authority will also leave the day-to-day running of transport companies to the operators but the operators must comply with the requirements of a 12 to 20-year strategy and a six-year implementation programme prepared by the DTA.
In the case of infrastructure projects, the authority will have "step in" powers where it believes this would be beneficial.
The authority will be reporting to the Minister for Transport and Oireachtas committees. Its strategy and implementation plans are to be subject to ministerial approval.
Commenting on the timescale for the plans yesterday, Mr Dempsey said he had been assured by Fine Gael that the Opposition would treat the passage of the Bill as important and urgent. Mr Dempsey said he hoped to introduce the legislation to the Dáil this summer and was planning for the authority to be set up on a statutory basis on January 1st, 2009.
However Fine Gael transport spokesman Fergus O'Dowd said delays with the Bill meant it would already be too late to co-ordinate planning for the planned new rail lines for Dublin.
The Irish Times
www.buckplanning.ie
The move has already been welcomed by the Irish Planning Institute which called for such land use and transportation regulations to be extended to all regional hubs and gateways.
Under the terms of the Bill, the authority will also be the funding body for new infrastructure such as Metro North and the new Luas lines and will assume responsibility for integrated ticketing, creating a single "transport brand" across the four counties of Dublin, Meath, Kildare and Wicklow.
The Dublin Transport Authority will also oversee the development of "Underground Dart", between Heuston Station and the Docklands. Also included in its remit is the co-ordination of traffic management across the seven local authorities in the region, and the development of new transport infrastructure, including potential new roads and new rail links.
The new authority will also be responsible for setting public transport fares in the region.
Mr Dempsey is also considering a late amendment to the Bill to include the Commission for Taxi Regulation in the new authority.
However, the new authority will not be "some monolith", according to the Minister, who said local authorities and transport companies would still be responsible for day-to-day operations. While the authority will be involved in land use planning "from the earliest possible stage", such plans will continue to be made by local authorities. The ministers for the environment or for transport will have powers to ensure the development plans are "consistent" with DTA strategy.
The Dublin Transport Authority will also leave the day-to-day running of transport companies to the operators but the operators must comply with the requirements of a 12 to 20-year strategy and a six-year implementation programme prepared by the DTA.
In the case of infrastructure projects, the authority will have "step in" powers where it believes this would be beneficial.
The authority will be reporting to the Minister for Transport and Oireachtas committees. Its strategy and implementation plans are to be subject to ministerial approval.
Commenting on the timescale for the plans yesterday, Mr Dempsey said he had been assured by Fine Gael that the Opposition would treat the passage of the Bill as important and urgent. Mr Dempsey said he hoped to introduce the legislation to the Dáil this summer and was planning for the authority to be set up on a statutory basis on January 1st, 2009.
However Fine Gael transport spokesman Fergus O'Dowd said delays with the Bill meant it would already be too late to co-ordinate planning for the planned new rail lines for Dublin.
The Irish Times
www.buckplanning.ie
Incinerator could burn sewage sludge, EPA hearing told
UP TO 80,000 tonnes of sewage sludge could be burned annually in the Poolbeg incinerator, even though sewage processing at the site was not at present sanctioned by An Bord Pleanála, an Environmental Protection Agency (EPA) hearing has been told.
The council is seeking a waste licence from the EPA to run the incinerator, having last year been granted planning permission for the facility by An Bord Pleanála. The hearing on the EPA proposal to grant the licence began in Dublin yesterday.
The permission granted by An Bord Pleanála, following a separate oral hearing last year, allowed for 600,000 tonnes of waste to be burned at the incinerator annually, but did not permit sewage sludge to be accepted by the facility.
However, the council said it does intend to seek permission to burn sludge at the incinerator, that the EPA has already proposed to give permission for this activity, and that burning sewage sludge at the plant would have environmental benefits.
"The Bord Pleanála planning approval does not allow for the acceptance of sludge at the facility, but this does not preclude the EPA from including this activity in its waste licence for the facility and it has recognised that it would be prudent to do so," assistant city manager Matt Twomey said.
However, he said that if sludge was incinerated at the plant it would not affect its overall capacity. The burning of sludge "would not alter the requirement to comply with all the emissions limits," Mr Twomey said.
The hearing was also attended yesterday by objectors to the licence. John Hawkins, a Ringsend resident for more than 60 years, called for the resignation of Minister for the Environment John Gormley because he had "fooled the Ringsend people" into believing that he would stop the incinerator.
The Irish Times
www.buckplanning.ie
The council is seeking a waste licence from the EPA to run the incinerator, having last year been granted planning permission for the facility by An Bord Pleanála. The hearing on the EPA proposal to grant the licence began in Dublin yesterday.
The permission granted by An Bord Pleanála, following a separate oral hearing last year, allowed for 600,000 tonnes of waste to be burned at the incinerator annually, but did not permit sewage sludge to be accepted by the facility.
However, the council said it does intend to seek permission to burn sludge at the incinerator, that the EPA has already proposed to give permission for this activity, and that burning sewage sludge at the plant would have environmental benefits.
"The Bord Pleanála planning approval does not allow for the acceptance of sludge at the facility, but this does not preclude the EPA from including this activity in its waste licence for the facility and it has recognised that it would be prudent to do so," assistant city manager Matt Twomey said.
However, he said that if sludge was incinerated at the plant it would not affect its overall capacity. The burning of sludge "would not alter the requirement to comply with all the emissions limits," Mr Twomey said.
The hearing was also attended yesterday by objectors to the licence. John Hawkins, a Ringsend resident for more than 60 years, called for the resignation of Minister for the Environment John Gormley because he had "fooled the Ringsend people" into believing that he would stop the incinerator.
The Irish Times
www.buckplanning.ie
Rival ports under threat by terminal development
A NEW €226 million container terminal in Co Cork could affect the economic viability of ports in Waterford and Dublin, and result in traffic gridlock and more deaths on the roads.
These claims were made at a Bord Pleanála oral hearing yesterday by experts employed by the Port of Waterford, which is objecting to the Port of Cork’s plans to build a massive container terminal at the Oyster Bank, Ringaskiddy.
Andrew Thurley, a director of economics at PricewaterhouseCoopers, claimed the Ringaskiddy terminal’s large scale and planned capacity posed significant risks to other ports and could have “adverse socio-economic implications” on these ports’ hinterlands.
He added that the Ringaskiddy terminal could have over-capacity and could divert tonnage from other ports, potentially threatening the future viability of Dublin and Waterford ports in particular.
“The imminent opening of the improved N8 (Cork-Dublin road) will reduce onward distribution costs from Cork to Dublin, and improve the competitiveness of Cork port users in serving the Greater Dublin market,” Mr Thurley said.
This, he added, would allow the Port of Cork to expand its business catchment area.
Stephen Wood, an associate director of independent planning consultants Colin Buchanan, claimed the Ringaskiddy terminal posed significant risks to proper planning and sustainable development.
In particular, he said there was considerable concern about the impacts of HGV traffic during the construction and operation of the container terminal.
Mr Wood claimed construction would involve one HGV per minute bringing in-fill to the Oyster Bank site.
Also, he said when operational the terminal would “clearly add to congestion at the Jack Lynch tunnel and Dunkettle roundabout.”
Mr Wood maintained that the terminal’s construction shouldn’t begin until the N28 is upgraded.
He also referred to the fact that the Port of Cork overlooked the possibility of locating the proposed new terminal at the old IFI site at Marino Point, an alternative harbour site, which could have a spur-line rail connection to the Cork-Cobh line.
“It would be quite unfortunate if An Bord Pleanála was to give the go-ahead to such a strategically important transport development, which effectively locks in dependency on road freight and locks out the possibility of rail freight,” Mr Wood added.
Hugh Chaplain, director of transport for Colin Buchanan, was also critical of the Port of Cork’s decision not to look at a location with a rail connection.
He said that between 1994 and 2004 the cost of injuries and fatalities involving road freight vehicles in this country exceeded €5 billion.
During that period a total of 1,036 fatalities and 13,618 injuries were recorded as a result of road freight accidents. No rail freight train casualties were recorded during the same period.
“The key issue for the planning inspector to consider in regard to rail freight, is whether it’s acceptable for a port facility to be granted planning when no serious consideration has been given to the long-term provision of rail access as an alternative to a road only solution,” Mr Chaplain said.
Cormac McTernan, a chartered town planner with Colin Buchanan, said the Port of Waterford — which is connected to the national rail network — demonstrated that rail freight transport can be viable in Ireland.
He added that the Government’s current consultation on Sustainable Travel and Transport suggests a policy shift in favour of using rail freight.
Mr McTernan also claimed the information within the Port of Cork’s Environmental Impact Statement pertaining to Marino Point was inadequate in relation to fully assessing its suitability as a viable alternative to Ringaskiddy.
Independent objector Daniel Teegan, a property developer from Monkstown, claimed the Port of Cork wanted to make huge profits from redeveloping the Tivoli docks, and this was the “driving force” behind its plans to move operations to Ringaskiddy.
Mr Teegan said that if allowed proceed, the new container terminal would create “a hostile environment for local residents; a living nightmare in fact.”
Irish Examiner
www.buckplanning.ie
These claims were made at a Bord Pleanála oral hearing yesterday by experts employed by the Port of Waterford, which is objecting to the Port of Cork’s plans to build a massive container terminal at the Oyster Bank, Ringaskiddy.
Andrew Thurley, a director of economics at PricewaterhouseCoopers, claimed the Ringaskiddy terminal’s large scale and planned capacity posed significant risks to other ports and could have “adverse socio-economic implications” on these ports’ hinterlands.
He added that the Ringaskiddy terminal could have over-capacity and could divert tonnage from other ports, potentially threatening the future viability of Dublin and Waterford ports in particular.
“The imminent opening of the improved N8 (Cork-Dublin road) will reduce onward distribution costs from Cork to Dublin, and improve the competitiveness of Cork port users in serving the Greater Dublin market,” Mr Thurley said.
This, he added, would allow the Port of Cork to expand its business catchment area.
Stephen Wood, an associate director of independent planning consultants Colin Buchanan, claimed the Ringaskiddy terminal posed significant risks to proper planning and sustainable development.
In particular, he said there was considerable concern about the impacts of HGV traffic during the construction and operation of the container terminal.
Mr Wood claimed construction would involve one HGV per minute bringing in-fill to the Oyster Bank site.
Also, he said when operational the terminal would “clearly add to congestion at the Jack Lynch tunnel and Dunkettle roundabout.”
Mr Wood maintained that the terminal’s construction shouldn’t begin until the N28 is upgraded.
He also referred to the fact that the Port of Cork overlooked the possibility of locating the proposed new terminal at the old IFI site at Marino Point, an alternative harbour site, which could have a spur-line rail connection to the Cork-Cobh line.
“It would be quite unfortunate if An Bord Pleanála was to give the go-ahead to such a strategically important transport development, which effectively locks in dependency on road freight and locks out the possibility of rail freight,” Mr Wood added.
Hugh Chaplain, director of transport for Colin Buchanan, was also critical of the Port of Cork’s decision not to look at a location with a rail connection.
He said that between 1994 and 2004 the cost of injuries and fatalities involving road freight vehicles in this country exceeded €5 billion.
During that period a total of 1,036 fatalities and 13,618 injuries were recorded as a result of road freight accidents. No rail freight train casualties were recorded during the same period.
“The key issue for the planning inspector to consider in regard to rail freight, is whether it’s acceptable for a port facility to be granted planning when no serious consideration has been given to the long-term provision of rail access as an alternative to a road only solution,” Mr Chaplain said.
Cormac McTernan, a chartered town planner with Colin Buchanan, said the Port of Waterford — which is connected to the national rail network — demonstrated that rail freight transport can be viable in Ireland.
He added that the Government’s current consultation on Sustainable Travel and Transport suggests a policy shift in favour of using rail freight.
Mr McTernan also claimed the information within the Port of Cork’s Environmental Impact Statement pertaining to Marino Point was inadequate in relation to fully assessing its suitability as a viable alternative to Ringaskiddy.
Independent objector Daniel Teegan, a property developer from Monkstown, claimed the Port of Cork wanted to make huge profits from redeveloping the Tivoli docks, and this was the “driving force” behind its plans to move operations to Ringaskiddy.
Mr Teegan said that if allowed proceed, the new container terminal would create “a hostile environment for local residents; a living nightmare in fact.”
Irish Examiner
www.buckplanning.ie
Locals will benefit from €20m fund if incinerator goes ahead
DUBLIN City Council is proposing to give more than €20m to local community projects if proposals for a new incinerator are given the go-ahead.
On the first day of the oral hearing into the proposal to grant a waste licence to the council by the Environmental Protection Agency (EPA), Matt Twomey, Dublin City Council's assistant city manager, said a community gain fund would be established to support facilities and services for the Poolbeg and general catchment areas.
The €20.5m would consist of a lump payment of €8m and subsequent payments of €500,000 every year for 25 years -- the duration of the operational period of the plant.
Mr Twomey said the facility would thermally treat up to 600,000 tonnes of waste annually.
Last year the council was granted permission by An Bord Pleanala to build the incinerator. It must secure a licence from the EPA to run the plant.
Local people opposed to incineration cited brain tumours and cancer among the illnesses suffered by residents in the area as a result of ongoing pollution in Ringsend, Sandymount and Irishtown.
'Soft touch'
John Hawkins, a member of St Patrick's Rowing Club in Ringsend, told the oral hearing the area has been seen as a "soft touch" by the council over the years.
"We've had to put up with cement dust, sewage smell and 3,000-4,000 trucks rumbling through our streets and now Dublin City Council wants to give us a bonus -- an incinerator," he said.
Mr Hawkins said that eight members of his rowing club had died from cancer in recent years, adding that an incinerator would exacerbate the poor air quality in the area.
"The age limit of these people getting cancer is getting younger and younger and we feel it's directly down to the after effects of bio-burning in the area. We need to protect the children of Dublin by not granting this licence."
Another resident Siobhan Wyndall also said that if the proposed incinerator is given the go ahead, it will see 30,000 more trucks on the roads in Dublin South East on an annual basis.
The oral hearing was told that a report commissioned by Dublin Port and carried out by Dr Imelda Shanahan, one of Europe's most distinguished bio-scientists, concluded that a new incinerator for Poolbeg would have the effect of polluting the local air with a cocktail of poisonous gases and smog. The hearing continues today.
Louise Healy
Irish Independent
www.buckplanning.ie
On the first day of the oral hearing into the proposal to grant a waste licence to the council by the Environmental Protection Agency (EPA), Matt Twomey, Dublin City Council's assistant city manager, said a community gain fund would be established to support facilities and services for the Poolbeg and general catchment areas.
The €20.5m would consist of a lump payment of €8m and subsequent payments of €500,000 every year for 25 years -- the duration of the operational period of the plant.
Mr Twomey said the facility would thermally treat up to 600,000 tonnes of waste annually.
Last year the council was granted permission by An Bord Pleanala to build the incinerator. It must secure a licence from the EPA to run the plant.
Local people opposed to incineration cited brain tumours and cancer among the illnesses suffered by residents in the area as a result of ongoing pollution in Ringsend, Sandymount and Irishtown.
'Soft touch'
John Hawkins, a member of St Patrick's Rowing Club in Ringsend, told the oral hearing the area has been seen as a "soft touch" by the council over the years.
"We've had to put up with cement dust, sewage smell and 3,000-4,000 trucks rumbling through our streets and now Dublin City Council wants to give us a bonus -- an incinerator," he said.
Mr Hawkins said that eight members of his rowing club had died from cancer in recent years, adding that an incinerator would exacerbate the poor air quality in the area.
"The age limit of these people getting cancer is getting younger and younger and we feel it's directly down to the after effects of bio-burning in the area. We need to protect the children of Dublin by not granting this licence."
Another resident Siobhan Wyndall also said that if the proposed incinerator is given the go ahead, it will see 30,000 more trucks on the roads in Dublin South East on an annual basis.
The oral hearing was told that a report commissioned by Dublin Port and carried out by Dr Imelda Shanahan, one of Europe's most distinguished bio-scientists, concluded that a new incinerator for Poolbeg would have the effect of polluting the local air with a cocktail of poisonous gases and smog. The hearing continues today.
Louise Healy
Irish Independent
www.buckplanning.ie
Planning fees set to soar next year
FEES for planning applications are set to soar next year as cash-strapped councils look to recover a massive shortfall in administration costs.
A government survey has revealed fees would have to increase by 750% if the country’s 88 planning authorities are to recoup the spiralling cost of the service.
However, the Department of the Environment was yesterday adamant it will not pass the full expense onto tens of thousands of people making applications each year.
It also launched a three-week consultation process on fixing new charges.
The department’s consultation paper included a survey which showed a significant gap between the €65 charge for new house applications and the €489 worth of work directly involved in processing them.
When indirect services are considered, the survey set the average cost per planning application at €734.
The paper said while the imbalance was not sustainable it would be unreasonable to dramatically increase charges in one go.
“The widening gap between the cost of providing the planning service and revenue received in application fees needs to be addressed.
“It is recognised, though, to address the gap fully would require very significant increases, up to 750% in some cases, which could have major consequences for customers of the planning system,” it said.
The consultation process is open until May 5 and with cabinet approval the department said it will introduce new charges from January 1, 2009.
The paper said the new fees could not heap all the costs onto customers because the service is “not a perfectly efficient one”.
The survey looked at figures from 2006, when 92,651 applications for planning were received.
While these involved every type of request to change the use or substance of property, 94% fell into the categories covering new houses, home extensions, agricultural buildings or commercial units.
It was conducted last year and has prompted the department to suggest a number of other reforms.
These include:
Fees for large-scale developments be reduced as much work is duplicated for each house in the plan.
Those who apply for retention of work done without planning permission be hit with a five-fold price increase as a punishment.
Flat rate charges for large scale buildings such as shopping centres or schools should be increased.
A separate price be applied for environmentally friendly developments to encourage the use of renewable energy.
Regulations be changed in 2008 to remove any barriers to a cheaper internet-based service.
Irish Examiner
www.buckplanning.ie
A government survey has revealed fees would have to increase by 750% if the country’s 88 planning authorities are to recoup the spiralling cost of the service.
However, the Department of the Environment was yesterday adamant it will not pass the full expense onto tens of thousands of people making applications each year.
It also launched a three-week consultation process on fixing new charges.
The department’s consultation paper included a survey which showed a significant gap between the €65 charge for new house applications and the €489 worth of work directly involved in processing them.
When indirect services are considered, the survey set the average cost per planning application at €734.
The paper said while the imbalance was not sustainable it would be unreasonable to dramatically increase charges in one go.
“The widening gap between the cost of providing the planning service and revenue received in application fees needs to be addressed.
“It is recognised, though, to address the gap fully would require very significant increases, up to 750% in some cases, which could have major consequences for customers of the planning system,” it said.
The consultation process is open until May 5 and with cabinet approval the department said it will introduce new charges from January 1, 2009.
The paper said the new fees could not heap all the costs onto customers because the service is “not a perfectly efficient one”.
The survey looked at figures from 2006, when 92,651 applications for planning were received.
While these involved every type of request to change the use or substance of property, 94% fell into the categories covering new houses, home extensions, agricultural buildings or commercial units.
It was conducted last year and has prompted the department to suggest a number of other reforms.
These include:
Fees for large-scale developments be reduced as much work is duplicated for each house in the plan.
Those who apply for retention of work done without planning permission be hit with a five-fold price increase as a punishment.
Flat rate charges for large scale buildings such as shopping centres or schools should be increased.
A separate price be applied for environmentally friendly developments to encourage the use of renewable energy.
Regulations be changed in 2008 to remove any barriers to a cheaper internet-based service.
Irish Examiner
www.buckplanning.ie
EPA told incinerator will pose threat to health
A PROPOSED waste incinerator will pose a further threat to the health of residents of the Ringsend area of Dublin in a suburb that had already suffered considerable pollution, an oral hearing of the Environmental Protection Agency was told yesterday.
Objectors to the controversial incinerator planned for the Poolbeg peninsula claim no study has ever been carried out to establish if existing industries in the area could be responsible for a high incidence of cancer and respiratory problems among young people from Ringsend.
The oral hearing is being held by the EPA to listen to objections and concerns about its proposed decision to license Dublin City Council to operate a non-hazardous waste incinerator at Poolbeg.
Last November, the EPA announced its intention to grant a licence for the controversial incinerator, which would process up to 600,000 tonnes of waste per annum.
An Bord Pleanála has already separately granted permission to Dublin City Council to construct and operate the waste-to-energy project on behalf of all four local authorities in the capital.
However, Ringsend residents claim the plant will also cause huge traffic problems in an already congested, built-up area, by adding 30,000 extra truck movements each year.
Resident John Hawkins said people living in Ringsend were regarded as “a soft touch” by Dublin City Council because of the large number of facilities operating in the area that appeared to be the source of various types of pollution, including a sewage treatment plant, a cement factory and a dump.
Mr Hawkins said six young men from a local rowing club had already died from cancer, while a six-year-old girl from the area had developed a stomach tumour.
Damien Cassidy of the Ringsend-Irishtown Combined Residents Association said their opposition to the incinerator had also received support from the European Parliament’s petitions committee, which had expressed reservations about the suitability of the Poolbeg site.
The inquiry’s chairperson, Marie O’Connor, said the EPA had received a total of 14 objections including submissions from local residents and community associations as well as representatives of several political parties, including Labour, Sinn Féin and the Green party.
However, Ms O’Connor said the hearing, which is expected to last several weeks, could not revisit decisions taken by the planning authorities or examine government policy on waste management.
Dublin City Council assistant manager Matt Twomey said the incinerator was a vital element of Dublin’s integrated waste management plan.
He claimed the facility would provide electricity for 50,000 homes as well as district heating for 60,000 homes in the Poolbeg area.
Mr Twomey said the local authorities were obliged under EU directives to divert waste from landfill to waste-to-energy facilities.
Irish Examiner
www.buckplanning.ie
Objectors to the controversial incinerator planned for the Poolbeg peninsula claim no study has ever been carried out to establish if existing industries in the area could be responsible for a high incidence of cancer and respiratory problems among young people from Ringsend.
The oral hearing is being held by the EPA to listen to objections and concerns about its proposed decision to license Dublin City Council to operate a non-hazardous waste incinerator at Poolbeg.
Last November, the EPA announced its intention to grant a licence for the controversial incinerator, which would process up to 600,000 tonnes of waste per annum.
An Bord Pleanála has already separately granted permission to Dublin City Council to construct and operate the waste-to-energy project on behalf of all four local authorities in the capital.
However, Ringsend residents claim the plant will also cause huge traffic problems in an already congested, built-up area, by adding 30,000 extra truck movements each year.
Resident John Hawkins said people living in Ringsend were regarded as “a soft touch” by Dublin City Council because of the large number of facilities operating in the area that appeared to be the source of various types of pollution, including a sewage treatment plant, a cement factory and a dump.
Mr Hawkins said six young men from a local rowing club had already died from cancer, while a six-year-old girl from the area had developed a stomach tumour.
Damien Cassidy of the Ringsend-Irishtown Combined Residents Association said their opposition to the incinerator had also received support from the European Parliament’s petitions committee, which had expressed reservations about the suitability of the Poolbeg site.
The inquiry’s chairperson, Marie O’Connor, said the EPA had received a total of 14 objections including submissions from local residents and community associations as well as representatives of several political parties, including Labour, Sinn Féin and the Green party.
However, Ms O’Connor said the hearing, which is expected to last several weeks, could not revisit decisions taken by the planning authorities or examine government policy on waste management.
Dublin City Council assistant manager Matt Twomey said the incinerator was a vital element of Dublin’s integrated waste management plan.
He claimed the facility would provide electricity for 50,000 homes as well as district heating for 60,000 homes in the Poolbeg area.
Mr Twomey said the local authorities were obliged under EU directives to divert waste from landfill to waste-to-energy facilities.
Irish Examiner
www.buckplanning.ie
Monday, 14 April 2008
Council pays €8.3m for illegal dump site
A DUBLIN local authority has spent millions of euro of taxpayers' money buying an illegal dump so that it can form part of an official landfill site.
Fingal County Council bought the land on which the illegal dump was sited to build the Tooman Nevitt landfill in north Dublin, currently being considered for planning permission by An Bord Pleanala.
Information released to a local opposition group says the council spent €8.3m buying the 40 acres of land on which the dump is located.
Waste operators Greenstar said the decision to purchase the site could contravene Government policy which required that illegal landfills were cleaned up by the landowner.
Yesterday, the council's director of services PJ Howell said the illegal dump was an "historic" landfill on which dumping continued after the expiry of a waste licence.
"We bought it because it was a strategic bit of land we needed."
The proposed new landfill, if granted permission, will accept half a million tonnes of waste each year and operate for up to 30 years.
Irish Independent
www.buckplanning.ie
Fingal County Council bought the land on which the illegal dump was sited to build the Tooman Nevitt landfill in north Dublin, currently being considered for planning permission by An Bord Pleanala.
Information released to a local opposition group says the council spent €8.3m buying the 40 acres of land on which the dump is located.
Waste operators Greenstar said the decision to purchase the site could contravene Government policy which required that illegal landfills were cleaned up by the landowner.
Yesterday, the council's director of services PJ Howell said the illegal dump was an "historic" landfill on which dumping continued after the expiry of a waste licence.
"We bought it because it was a strategic bit of land we needed."
The proposed new landfill, if granted permission, will accept half a million tonnes of waste each year and operate for up to 30 years.
Irish Independent
www.buckplanning.ie
Statoil rules out new gas refinery site
THE NORWEGIAN oil and gas company StatoilHydro has ruled out seeking an alternative location for the Corrib gas refinery.
"StatoilHydro is breaching their own ethical guidelines in north Mayo," Terje Nustad, head of the SAFE union federation, representing 8,700 oil and gas industry workers, told The Irish Times yesterday.
Mr Nustad was commenting on the outcome of talks in the Norwegian capital Oslo late last week between a north Mayo community delegation, politicians and senior StatoilHydro executives on the Corrib gas issue. StatoilHydro is a partner with Shell E&P Ireland and Marathon in the Corrib gas project.
The 12-strong delegation led by Willie Corduff and Vincent McGrath of the Rossport five was accompanied by Labour Party president Michael D Higgins, Green Party councillor Niall Ó Brolcháin (Galway) and Sinn Féin councillor Noel Campbell (Mayo).
Mr Higgins told The Irish Times that StatoilHydro had initially refused to meet the group. When the talks did take place, they had a "different atmosphere" to discussions he had held with the company before. The Oslo headquarters had not been fully informed on certain aspects of the controversy, Mr Higgins said. The delegation also met Norwegian politicians from the Centre and Socialist parties, which form the coalition government with Labour, and with nongovernmental organisations during the three-day visit. The Centre party,which holds the oil and energy portfolio in government, is sending a delegation to Ireland later this week.
Speaking to The Irish Times , Helge Hatlestad, StatoilHydro's vice-president, exploration and production, for western Europe, said that the likelihood now of changing the location of the Corrib gas refinery was "close to zero".
However, in an implicit criticism of both the Government here and the former Corrib gas field owner, Enterprise Energy Ireland, Mr Hatlestad said he believed it was "very unfortunate" that the concerns of the north Mayo community had not been listened to during the planning stages of the project in 2000/2001.
"We've learned in Norway that there is a need for these sort of discussions, for consultation and communication, before a project is sanctioned," Mr Hatlestad said.
"It becomes commercially unviable to do something different once a project has started."
It was also "very unfortunate" that the Government had opted to deploy gardaí in north Mayo, Mr Hatlestad said. "Nobody feels happy with the involvement of or necessity of using police, but it is up to the relevant authorities to make this decision," he said.
The Corrib gas project had come to a complete halt for an 18-month period after the jailing of the Rossport five in 2005, he said. A proposed modified route for the onshore pipeline was close to identification, he said.
Mr Hatlestad said he understood a majority of people in Ireland accepted the project and welcomed it, while a "not insignificant minority" opposed it. A proposal by three priests from the Erris Kilcommon parish to an alternative location for the refinery at Glinsk was not viable, he said.
There were no immediate plans to expand or extend the refinery at Bellanaboy, Mr Hatlestad said. No additional finds had been made off the west coast, but StatoilHydro intended to drill shortly on the Cashel field, which is 70km north of Corrib.
The Irish Times
www.buckplanning.ie
"StatoilHydro is breaching their own ethical guidelines in north Mayo," Terje Nustad, head of the SAFE union federation, representing 8,700 oil and gas industry workers, told The Irish Times yesterday.
Mr Nustad was commenting on the outcome of talks in the Norwegian capital Oslo late last week between a north Mayo community delegation, politicians and senior StatoilHydro executives on the Corrib gas issue. StatoilHydro is a partner with Shell E&P Ireland and Marathon in the Corrib gas project.
The 12-strong delegation led by Willie Corduff and Vincent McGrath of the Rossport five was accompanied by Labour Party president Michael D Higgins, Green Party councillor Niall Ó Brolcháin (Galway) and Sinn Féin councillor Noel Campbell (Mayo).
Mr Higgins told The Irish Times that StatoilHydro had initially refused to meet the group. When the talks did take place, they had a "different atmosphere" to discussions he had held with the company before. The Oslo headquarters had not been fully informed on certain aspects of the controversy, Mr Higgins said. The delegation also met Norwegian politicians from the Centre and Socialist parties, which form the coalition government with Labour, and with nongovernmental organisations during the three-day visit. The Centre party,which holds the oil and energy portfolio in government, is sending a delegation to Ireland later this week.
Speaking to The Irish Times , Helge Hatlestad, StatoilHydro's vice-president, exploration and production, for western Europe, said that the likelihood now of changing the location of the Corrib gas refinery was "close to zero".
However, in an implicit criticism of both the Government here and the former Corrib gas field owner, Enterprise Energy Ireland, Mr Hatlestad said he believed it was "very unfortunate" that the concerns of the north Mayo community had not been listened to during the planning stages of the project in 2000/2001.
"We've learned in Norway that there is a need for these sort of discussions, for consultation and communication, before a project is sanctioned," Mr Hatlestad said.
"It becomes commercially unviable to do something different once a project has started."
It was also "very unfortunate" that the Government had opted to deploy gardaí in north Mayo, Mr Hatlestad said. "Nobody feels happy with the involvement of or necessity of using police, but it is up to the relevant authorities to make this decision," he said.
The Corrib gas project had come to a complete halt for an 18-month period after the jailing of the Rossport five in 2005, he said. A proposed modified route for the onshore pipeline was close to identification, he said.
Mr Hatlestad said he understood a majority of people in Ireland accepted the project and welcomed it, while a "not insignificant minority" opposed it. A proposal by three priests from the Erris Kilcommon parish to an alternative location for the refinery at Glinsk was not viable, he said.
There were no immediate plans to expand or extend the refinery at Bellanaboy, Mr Hatlestad said. No additional finds had been made off the west coast, but StatoilHydro intended to drill shortly on the Cashel field, which is 70km north of Corrib.
The Irish Times
www.buckplanning.ie
Campus plan for new student homes
MAYNOOTH University plans to undertake its biggest ever construction project by developing new student accommodation on its campus.
Up to 300 new rooms will be available for students when construction is completed in June 2010.
Officials at the university hope the building will be designed by the summer, with construction work due to start before Christmas.
Although they did not give an estimated costing on the plans, a spokesman for the university said: "We do, however, realise that this could be the highest-cost building in the history of the university."
The second oldest university in the country, it has about 8,000 students. Some 1,500 of these are postgraduates.
Meanwhile, University College Dublin (UCD) is to build a synthetic hockey pitch at the Bellfield campus.
Work on the project will commence after the current college term this summer.
Irish Independent
www.buckplanning.ie
Up to 300 new rooms will be available for students when construction is completed in June 2010.
Officials at the university hope the building will be designed by the summer, with construction work due to start before Christmas.
Although they did not give an estimated costing on the plans, a spokesman for the university said: "We do, however, realise that this could be the highest-cost building in the history of the university."
The second oldest university in the country, it has about 8,000 students. Some 1,500 of these are postgraduates.
Meanwhile, University College Dublin (UCD) is to build a synthetic hockey pitch at the Bellfield campus.
Work on the project will commence after the current college term this summer.
Irish Independent
www.buckplanning.ie
Developers targeted in clampdown on planning standards
DEVELOPERS face a massive clampdown in the Greater Dublin Area under new rules to be unveiled today.
They will no longer be allowed to build housing estates in the region unless there is proper transport already up and running.
The long-awaited Dublin Transport Authority (DTA) is charged with ending the widespread practice where developers were able to build houses, apartment blocks, shopping centres or business parks without having proper public transport in place.
The Government will today announce the establishment of the DTA to oversee transport development in Dublin, Kildare, Meath and Wicklow.
It will have sweeping powers to reform transport in the Greater Dublin Area.
Aside from coordinating planning of transport projects, the single transport body is also intended to speed up the delivery of infrastructure.
The DTA will also act as a watchdog for planning transport links to new developments.
The long-awaited authority is supposed to ensure the days are gone when developers are able to develop houses, apartment blocks, shopping centres or business parks without proper public transport.
Transport in the Greater Dublin Area is generally regarded as seriously lacking in joined-up thinking on infrastructure and services.
The DTA is intended to draw together all the various elements and state bodies involved in transport.
The authority will cover the areas Dublin City, Fingal, South Dublin, Dun Laoghaire-Rathdown, Kildare, Meath and Wicklow.
Transport Minister Noel Dempsey will publish the Dublin Transport Authority Bill today and outline his plans for its establishment.
The bill is regarded as arguably the most important new laws the Department of Transport will pass during this Government's term in office.
One of the main elements of this new bill are the provisions it contains pertaining to land use and transport.
The legislation has watertight provisions to prevent residential or commercial developments being built without proper provisions for public transport.
The planning authorities will in future have to agree on where development will take place and how it will be served by transport.
If an individual council objects or tries to ignore the advice of the DTA, the minister will have the power to order the council to abide by the recommendations.
The Dublin Transport Authority will cover a wide range of responsibilities:
l strategic transport planning;
l ensuring the delivery of public transport infrastructure;
l allocation of Exchequer funds for public transport and traffic management;
l procurement of public transport services;
l regulation of public transport fares;
l delivery on an integrated public transport system;
l traffic management.
Fionnan Sheahan Political Editor
Irish Independent
www.buckplanning.ie
They will no longer be allowed to build housing estates in the region unless there is proper transport already up and running.
The long-awaited Dublin Transport Authority (DTA) is charged with ending the widespread practice where developers were able to build houses, apartment blocks, shopping centres or business parks without having proper public transport in place.
The Government will today announce the establishment of the DTA to oversee transport development in Dublin, Kildare, Meath and Wicklow.
It will have sweeping powers to reform transport in the Greater Dublin Area.
Aside from coordinating planning of transport projects, the single transport body is also intended to speed up the delivery of infrastructure.
The DTA will also act as a watchdog for planning transport links to new developments.
The long-awaited authority is supposed to ensure the days are gone when developers are able to develop houses, apartment blocks, shopping centres or business parks without proper public transport.
Transport in the Greater Dublin Area is generally regarded as seriously lacking in joined-up thinking on infrastructure and services.
The DTA is intended to draw together all the various elements and state bodies involved in transport.
The authority will cover the areas Dublin City, Fingal, South Dublin, Dun Laoghaire-Rathdown, Kildare, Meath and Wicklow.
Transport Minister Noel Dempsey will publish the Dublin Transport Authority Bill today and outline his plans for its establishment.
The bill is regarded as arguably the most important new laws the Department of Transport will pass during this Government's term in office.
One of the main elements of this new bill are the provisions it contains pertaining to land use and transport.
The legislation has watertight provisions to prevent residential or commercial developments being built without proper provisions for public transport.
The planning authorities will in future have to agree on where development will take place and how it will be served by transport.
If an individual council objects or tries to ignore the advice of the DTA, the minister will have the power to order the council to abide by the recommendations.
The Dublin Transport Authority will cover a wide range of responsibilities:
l strategic transport planning;
l ensuring the delivery of public transport infrastructure;
l allocation of Exchequer funds for public transport and traffic management;
l procurement of public transport services;
l regulation of public transport fares;
l delivery on an integrated public transport system;
l traffic management.
Fionnan Sheahan Political Editor
Irish Independent
www.buckplanning.ie
Incinerator hearing begins in Dublin
A hearing over plans for an incinerator in Dublin began this morning.
The Environmental Protection Agency (EPA) is hearingobjections and concerns about its proposed decision to grant Dublin City Council a licence to operate the plant at Poolbeg, Dublin 4.
If approved, the site will be permitted to deal with some 600,000 tonnes of residual non-hazardous waste every year.
The council was last year granted permission by An Bord Pleanála to build the incinerator, despite strong opposition from local groups and politicians including the former minister for justice Michael McDowell and Green Party TD John Gormley, before his appointment as Minister for Environment.
The EPA said a total of 18 valid submissions were received from third parties, of which 14 were objections, including one from the applicant.
The EPA received 14 objections to the granting of a licence, with Labour Party TD Ruairí Quinn, Sinn Féin MEP Mary Lou McDonald and Mr Gormley's party colleague Ciarán Cuffe, among the objectors. Each of the 14 are entitled to speak at the hearing.
Anyone who lodged a valid objection has a right to attend and participate fully at the hearing, which is open to the public in the Gresham Hotel. The Combined Residents Against the Incinerator (CRAI) are holding a protest outside the hotel this morning.
After the hearing, a report and recommendation will be submitted to the EPA Board where a final decision on whether or not to grant a licence will be made.
Ireland.com
www.buckplanning.ie
The Environmental Protection Agency (EPA) is hearingobjections and concerns about its proposed decision to grant Dublin City Council a licence to operate the plant at Poolbeg, Dublin 4.
If approved, the site will be permitted to deal with some 600,000 tonnes of residual non-hazardous waste every year.
The council was last year granted permission by An Bord Pleanála to build the incinerator, despite strong opposition from local groups and politicians including the former minister for justice Michael McDowell and Green Party TD John Gormley, before his appointment as Minister for Environment.
The EPA said a total of 18 valid submissions were received from third parties, of which 14 were objections, including one from the applicant.
The EPA received 14 objections to the granting of a licence, with Labour Party TD Ruairí Quinn, Sinn Féin MEP Mary Lou McDonald and Mr Gormley's party colleague Ciarán Cuffe, among the objectors. Each of the 14 are entitled to speak at the hearing.
Anyone who lodged a valid objection has a right to attend and participate fully at the hearing, which is open to the public in the Gresham Hotel. The Combined Residents Against the Incinerator (CRAI) are holding a protest outside the hotel this morning.
After the hearing, a report and recommendation will be submitted to the EPA Board where a final decision on whether or not to grant a licence will be made.
Ireland.com
www.buckplanning.ie
Dempsey unveils transport body in Bill
A body that will over see transport projects across the Greater Dublin area was unveiled by Minister for Transport Noel Dempsey today.
The Dublin Transport Authority Bill 2008 will see the creation of a Dublin Transport Authority (DTA) that will have responsibility for co-ordinating transport in the Greater Dublin Area. This region takes in the local authority areas of Dublin city, Fingal, Dún Laoghaire-Rathdown, South Dublin, Kildare, Meath and Wicklow.
Under the Bill, the authority will have powers to ensure major infrastructure projects, such as the Metro, are delivered efficiently, cost effectively, and with minimal disruption. The DTA will also have powers to ensure all modes of public transport are integrated.
The public have a right to expect a world class, integrated public transport system and this new authority will have the powers to make that happen - Minister for Transport Noel Dempsey
"The public have a right to expect a world class, integrated public transport system and this new authority will have the powers to make that happen. . . . the DTA will ensure that these projects are delivered to the highest standards in the shortest time period possible," Mr Dempsey said.
“I have detected a broad level of support for the new authority. With that in mind I hope that there will be cross-party and wide public support for this Bill so that the new authority can start its work soon.”
It is envisaged the DTA will set out the framework for the delivery of infrastructure and services over a 12- to 20-year period, allocate funding for public transport and traffic management, and procure public transport services and regulate public transport fares, Mr Dempsey added.
The DTA will also be “closely engaged” in each stage of planning to ensure consistency between its transport strategy and the land-use planning process, he said.
The Dublin Chamber of Commerce said the Bill was long overdue but promised “a strong body” to co-ordinate transport agencies in the Greater Dublin Area.
“Time is not on our side,” said Gina Quin, Dublin Chamber chief executive. “Two of the biggest single projects under Transport 21 - the Metro and the Interconnector - are about to commence, and the Greater Dublin Area needs a single lead agency that can crack the whip and ensure the swift delivery of these projects with minimal disruption to businesses and commuters.”
“Dublin suffers from suburban sprawl, where workers face long commuting times with poor public transport options. This legislation provides the DTA with the powers to call a halt to this type of development,” she said.
Labour transport spokesman Tommy Broughan said the Bill should signal the end of the long-running saga to establish a DTA.
He welcomed provisions in the bill for the DTA to give binding directions to public transport agencies and to acquire land, and for enforcement measures to ensure the delivery of DTA decisions.
But Mr Broughan said Mr Dempsey had not clearly addressed the bus licensing issue, and that the Bill indicates that Dublin Bus and Bus Éireann will continue to provide existing public bus passenger services under the 1932 laws.
He said, however, that as the DTA is designated as a public transport operator "of last resort" it can provide transport passenger services if existing operators fail or are unwilling to meet the obligations and standards set out by the DTA.
Mr Broughan also expressed concerns over duplication and overlap of responsibilities and duties between the new body and the existing Railway Procurement Agency.
The Irish Planning Institute welcomed the DTA but said it would like to see the idea extended into other gateway cities and hub towns.
Ireland.com
www.buckplanning.ie
The Dublin Transport Authority Bill 2008 will see the creation of a Dublin Transport Authority (DTA) that will have responsibility for co-ordinating transport in the Greater Dublin Area. This region takes in the local authority areas of Dublin city, Fingal, Dún Laoghaire-Rathdown, South Dublin, Kildare, Meath and Wicklow.
Under the Bill, the authority will have powers to ensure major infrastructure projects, such as the Metro, are delivered efficiently, cost effectively, and with minimal disruption. The DTA will also have powers to ensure all modes of public transport are integrated.
The public have a right to expect a world class, integrated public transport system and this new authority will have the powers to make that happen - Minister for Transport Noel Dempsey
"The public have a right to expect a world class, integrated public transport system and this new authority will have the powers to make that happen. . . . the DTA will ensure that these projects are delivered to the highest standards in the shortest time period possible," Mr Dempsey said.
“I have detected a broad level of support for the new authority. With that in mind I hope that there will be cross-party and wide public support for this Bill so that the new authority can start its work soon.”
It is envisaged the DTA will set out the framework for the delivery of infrastructure and services over a 12- to 20-year period, allocate funding for public transport and traffic management, and procure public transport services and regulate public transport fares, Mr Dempsey added.
The DTA will also be “closely engaged” in each stage of planning to ensure consistency between its transport strategy and the land-use planning process, he said.
The Dublin Chamber of Commerce said the Bill was long overdue but promised “a strong body” to co-ordinate transport agencies in the Greater Dublin Area.
“Time is not on our side,” said Gina Quin, Dublin Chamber chief executive. “Two of the biggest single projects under Transport 21 - the Metro and the Interconnector - are about to commence, and the Greater Dublin Area needs a single lead agency that can crack the whip and ensure the swift delivery of these projects with minimal disruption to businesses and commuters.”
“Dublin suffers from suburban sprawl, where workers face long commuting times with poor public transport options. This legislation provides the DTA with the powers to call a halt to this type of development,” she said.
Labour transport spokesman Tommy Broughan said the Bill should signal the end of the long-running saga to establish a DTA.
He welcomed provisions in the bill for the DTA to give binding directions to public transport agencies and to acquire land, and for enforcement measures to ensure the delivery of DTA decisions.
But Mr Broughan said Mr Dempsey had not clearly addressed the bus licensing issue, and that the Bill indicates that Dublin Bus and Bus Éireann will continue to provide existing public bus passenger services under the 1932 laws.
He said, however, that as the DTA is designated as a public transport operator "of last resort" it can provide transport passenger services if existing operators fail or are unwilling to meet the obligations and standards set out by the DTA.
Mr Broughan also expressed concerns over duplication and overlap of responsibilities and duties between the new body and the existing Railway Procurement Agency.
The Irish Planning Institute welcomed the DTA but said it would like to see the idea extended into other gateway cities and hub towns.
Ireland.com
www.buckplanning.ie
South Quay works to cost in region of €2m
A rough estimate for the cost of improvement works on the South Quay is €2 million despite the fact that Wicklow County Council don't have any money for the project.Town Clerk Michael Nicholson made it clear at Monday's monthly meeting that money was still an issue after a presentation by Dr. Phillip Hull of Doran Consulting on the quay.
A rough estimate for the cost of improvement works on the South Quay is €2 million despite the fact that Wicklow County Council don't have any money for the project.
Town Clerk Michael Nicholson made it clear at Monday's monthly meeting that money was still an issue after a presentation by Dr. Phillip Hull of Doran Consulting on the quay.
We have no money to do it. If we go looking for money there is no guarantee that we will get it or get enough. If we go as far as tender then we may get more,' stated Mr. Nicholson.
He also queried if the wall at South Quay was in as bad a condition as various consultants had made out.
Seven years ago we were told it was an impending disaster. I have yet to meet consultants who have ever said it's grad lads, you don't need to do anything.''
Mr. Nicholson wondered if reducing the amount of traffic using the quay to a one way system might solve the problem just as well.
However, Dr. Hull disagreed and said there were dangerous signs along the quay like cracks in the road.
It's in poor condition and is only going to get worse.'
Meanwhile trouble over a securing a Foreshore License means that the initial plan for the quay had to be redesigned. The department responsible for the license felt that narrowing the river would result in flooding elsewhere. As a result the line of the wall has been redesigned to match the line already in place.
This alarmed some councillors who wanted the wall raised to try and prevent flooding along the quay.
If the department refuse to give the license it sees futile to put in a new quay wall and still have the river coming over the top of it.
It won't be doing the one thing it should be doing, raising the wall by half a metre or so,' said Cllr. Bob Kearns.
The redesign also makes the project more complicated and a time scale of works is now estimated at 50 weeks rather than the original 35.
Wicklow People
www.buckplanning.ie
A rough estimate for the cost of improvement works on the South Quay is €2 million despite the fact that Wicklow County Council don't have any money for the project.
Town Clerk Michael Nicholson made it clear at Monday's monthly meeting that money was still an issue after a presentation by Dr. Phillip Hull of Doran Consulting on the quay.
We have no money to do it. If we go looking for money there is no guarantee that we will get it or get enough. If we go as far as tender then we may get more,' stated Mr. Nicholson.
He also queried if the wall at South Quay was in as bad a condition as various consultants had made out.
Seven years ago we were told it was an impending disaster. I have yet to meet consultants who have ever said it's grad lads, you don't need to do anything.''
Mr. Nicholson wondered if reducing the amount of traffic using the quay to a one way system might solve the problem just as well.
However, Dr. Hull disagreed and said there were dangerous signs along the quay like cracks in the road.
It's in poor condition and is only going to get worse.'
Meanwhile trouble over a securing a Foreshore License means that the initial plan for the quay had to be redesigned. The department responsible for the license felt that narrowing the river would result in flooding elsewhere. As a result the line of the wall has been redesigned to match the line already in place.
This alarmed some councillors who wanted the wall raised to try and prevent flooding along the quay.
If the department refuse to give the license it sees futile to put in a new quay wall and still have the river coming over the top of it.
It won't be doing the one thing it should be doing, raising the wall by half a metre or so,' said Cllr. Bob Kearns.
The redesign also makes the project more complicated and a time scale of works is now estimated at 50 weeks rather than the original 35.
Wicklow People
www.buckplanning.ie
RTÉ correspondent denies ‘nimbyism’ charge over port proposals
A HUGE row has broken out between the commercial manager of the Port of Cork and RTÉ’s marine correspondent over proposals to develop a €232 million container port at Ringaskiddy.
The row broke out as An Bord Pleanála’s oral hearing into the proposals moved into its third week.
It was sparked when Captain Michael McCarthy, the port’s commercial manager, accused Tom McSweeney of “nimbyism” (not in my back yard).
Capt McCarthy claimed Tom McSweeney — who lives in the lower harbour village of Monkstown — “never lost an opportunity to offer adverse comments about the proposed development at the Oyster Bank in Ringaskiddy” in a weekly Seascapes column in the Evening Echo newspaper. Click Here!
Mr McSweeney hit back by saying Capt McCarthy’s reference to nimbysim “is beneath contempt and not worthy of a response in a debate that should be about the welfare of everyone in the harbour area”.
But the port’s commercial manager stated that when Tom McSweeney was awarded “the well deserved” title of maritime person of the year, the RTÉ correspondent remarked, during an acceptance speech, that if people thought about it, they would realise how dependent we are on the sea.
Capt McCarthy quoted Mr McSweeney as saying: “We are so dependent on the sea. Too often, it is out of sight, out of mind, but we are on an island which is very peripheral. A port would not be a port without shipping. The development of shipping activities is welcomed by most.” He then accused the marine correspondent of being “inconsistent in his argument”.
Pointing out that Capt McCarthy was entitled to his view, Mr McSweeney said his “interest is the future of Cork Harbour for all concerned and not for any narrow or personal interest and that is what should motivate every stakeholder in the harbour”. He added: “Regrettably, the public interest is not given full standing as a stakeholder. At all times, I have maintained an independent approach towards what I view to be a national — not just a local resource.”
Meanwhile, Capt McCarthy said the Port of Cork considers the Oyster Bank project to be an essential development for the future growth of the Cork region and the south of Ireland enabling it to attract investment and provide sustainable employment.
Further rows are expected today at the oral hearing when the Port of Waterford puts its case against the Port of Cork’s relocation plans.
The Port of Cork’s chief executive Brendan Keating has described Waterford’s objections as mischievous.
The oral hearing is expected to continue for a further two weeks.
Irish Examiner
www.buckplanning.ie
The row broke out as An Bord Pleanála’s oral hearing into the proposals moved into its third week.
It was sparked when Captain Michael McCarthy, the port’s commercial manager, accused Tom McSweeney of “nimbyism” (not in my back yard).
Capt McCarthy claimed Tom McSweeney — who lives in the lower harbour village of Monkstown — “never lost an opportunity to offer adverse comments about the proposed development at the Oyster Bank in Ringaskiddy” in a weekly Seascapes column in the Evening Echo newspaper. Click Here!
Mr McSweeney hit back by saying Capt McCarthy’s reference to nimbysim “is beneath contempt and not worthy of a response in a debate that should be about the welfare of everyone in the harbour area”.
But the port’s commercial manager stated that when Tom McSweeney was awarded “the well deserved” title of maritime person of the year, the RTÉ correspondent remarked, during an acceptance speech, that if people thought about it, they would realise how dependent we are on the sea.
Capt McCarthy quoted Mr McSweeney as saying: “We are so dependent on the sea. Too often, it is out of sight, out of mind, but we are on an island which is very peripheral. A port would not be a port without shipping. The development of shipping activities is welcomed by most.” He then accused the marine correspondent of being “inconsistent in his argument”.
Pointing out that Capt McCarthy was entitled to his view, Mr McSweeney said his “interest is the future of Cork Harbour for all concerned and not for any narrow or personal interest and that is what should motivate every stakeholder in the harbour”. He added: “Regrettably, the public interest is not given full standing as a stakeholder. At all times, I have maintained an independent approach towards what I view to be a national — not just a local resource.”
Meanwhile, Capt McCarthy said the Port of Cork considers the Oyster Bank project to be an essential development for the future growth of the Cork region and the south of Ireland enabling it to attract investment and provide sustainable employment.
Further rows are expected today at the oral hearing when the Port of Waterford puts its case against the Port of Cork’s relocation plans.
The Port of Cork’s chief executive Brendan Keating has described Waterford’s objections as mischievous.
The oral hearing is expected to continue for a further two weeks.
Irish Examiner
www.buckplanning.ie
Sunday, 13 April 2008
The Great and Little Sugar Loaf Mountains Special Amenity Area Order
On a visit to Wicklow, Mr John Gormley, TD, Minister for the Environment, Heritage & Local Government confirmed that it is his intention to write to Wicklow County Council directing them to make an order declaring the Great and Little Sugar Loaf Mountains as areas of special amenity due to their outstanding natural beauty.
The power for the Minister to make this direction to Wicklow County Council - and the steps to be followed by the planning authority - are set out in sections 202 and 203 of the Planning and Development Act 2000. The Planning Acts provide that notification of the special amenity area order must be made in one or more local newspapers. The planning authority must then submit the order - together with any objections - to An Bord Pleanála for confirmation.
Where any objections to the order are not withdrawn, An Bord Pleanála is required to hold an oral hearing and to consider the objections. Following this, An Bord Pleanála may then confirm the order - with or without modifications - or refuse to confirm it.
Commenting, the Minister said - "my direction to make this order for the Great and Little Sugar Loaf Mountains follows on from the designation by Wicklow County Council of Bray Head as a special amenity area and the confirmation of this by An Bord Pleanála. These designations ensure that our scenic landscapes are protected and make good sense from a tourism point of view."
www.buckplanning.ie
The power for the Minister to make this direction to Wicklow County Council - and the steps to be followed by the planning authority - are set out in sections 202 and 203 of the Planning and Development Act 2000. The Planning Acts provide that notification of the special amenity area order must be made in one or more local newspapers. The planning authority must then submit the order - together with any objections - to An Bord Pleanála for confirmation.
Where any objections to the order are not withdrawn, An Bord Pleanála is required to hold an oral hearing and to consider the objections. Following this, An Bord Pleanála may then confirm the order - with or without modifications - or refuse to confirm it.
Commenting, the Minister said - "my direction to make this order for the Great and Little Sugar Loaf Mountains follows on from the designation by Wicklow County Council of Bray Head as a special amenity area and the confirmation of this by An Bord Pleanála. These designations ensure that our scenic landscapes are protected and make good sense from a tourism point of view."
www.buckplanning.ie
EPA Oral Hearing
The Environmental Protection Agency (EPA) will begin an oral hearing in Dublin on Monday 14th April 2008.
The oral hearing has been convened by the EPA to listen to objections and concerns about its Proposed Decision to licence Dublin City Council to operate a non hazardous waste incinerator at Pigeon House Road, Poolbeg Peninsula, Dublin 4 and will take place in the Anna Livia Ballroom, Gresham Hotel, O'Connell Street, Dublin at 10am.
If approved, the Proposed Decision provides for the operation of an incinerator with a maximum annual intake of 600,000 tonnes of residual non-hazardous waste.
Anyone who lodged a valid objection has an automatic right to attend and to participate fully at the hearing. Fourteen valid objections were made to the proposed decision, including one from the applicant. The hearing is open to the public.
Following the Oral Hearing, a report and recommendation will be submitted to the EPA Board and a final decision on whether or not to grant a licence will be made.
As the statutory licensing process is a quasi judicial function, the EPA is, therefore, not in a position to comment on the specifics of the licence application or its consideration by the EPA.
For more information on the Proposed Decision for the Poolbeg facility - Click Here
The objection procedures are set out in Regulations and details of these can be found on the EPA website - Click Here
How the licensing process works -
1. Given the complexity and scale of some waste activities, the EPA provides pre-application clarification and consultation so that applications are as complete as possible.
2. Once received, the application is rigorously assessed by a team of experts from the EPA's Office of Climate, Licensing and Resource Use.
3. Extra information may be required from the applicant during this assessment.
4. When the application is deemed complete and has been fully assessed, the EPA's Office of Climate, Licensing and Resource Use makes a recommendation on the application to the Board of Directors of the EPA.
5. The Board assesses the recommendation - together with the application and all submissions - before making a decision.
6. The Board's decision, in the form of a Proposed Decision, is notified to the applicant, all third parties who made a submission on the application and other statutory consultees.
7. There follows a 28-day period when any person can submit an objection and request an oral hearing. They can also make submissions on other objections.
8. All objections and submissions on objections are considered by a Technical Committee of the EPA or through an oral hearing process.
9. Should the EPA decide to hold an oral hearing, any person who lodged a valid objection, as well as the applicant, has an automatic right to attend and participate fully at a hearing.
All hearings are open to the public. Members of the public can participate in the proceedings where they have lodged a valid objection or with the express approval of the Chairperson.
10. On completion of an oral hearing, the Chairperson will submit a report of the hearing to the EPA. In this report, the Chairperson must make a recommendation to grant or refuse a licence.
Where the recommendation is to grant a licence, the Chairperson must outline the recommended conditions to be attached to the licence.
11. The recommendations arising - together with the objections and submissions - are considered by the Board of Directors before making a final decision to either refuse a licence or to grant a licence with or without conditions.
12. The EPA is debarred in law from granting a waste licence, unless it is satisfied that the activity concerned, carried out in accordance with such conditions as may be attached to a licence, will not cause environmental pollution.
Chronology of application -
* Applicant - Dublin City Council
* Address of facility - Pigeon House Road, Poolbeg Peninsula, Dublin 4
* Application received - 10th July, 2006
* Submissions - A total of 18 valid submissions were received from third parties
* Proposed decision - issued 21st November 2007
* Closing date for objections - 18th December 2007
* Objections received - 14 valid objections
* Oral hearing Start Date - 14th April 2008 at 10.00am – Anna Livia Ballroom, Gresham Hotel, O'Connell St., Dublin.
ww.buckplanning.ie
The oral hearing has been convened by the EPA to listen to objections and concerns about its Proposed Decision to licence Dublin City Council to operate a non hazardous waste incinerator at Pigeon House Road, Poolbeg Peninsula, Dublin 4 and will take place in the Anna Livia Ballroom, Gresham Hotel, O'Connell Street, Dublin at 10am.
If approved, the Proposed Decision provides for the operation of an incinerator with a maximum annual intake of 600,000 tonnes of residual non-hazardous waste.
Anyone who lodged a valid objection has an automatic right to attend and to participate fully at the hearing. Fourteen valid objections were made to the proposed decision, including one from the applicant. The hearing is open to the public.
Following the Oral Hearing, a report and recommendation will be submitted to the EPA Board and a final decision on whether or not to grant a licence will be made.
As the statutory licensing process is a quasi judicial function, the EPA is, therefore, not in a position to comment on the specifics of the licence application or its consideration by the EPA.
For more information on the Proposed Decision for the Poolbeg facility - Click Here
The objection procedures are set out in Regulations and details of these can be found on the EPA website - Click Here
How the licensing process works -
1. Given the complexity and scale of some waste activities, the EPA provides pre-application clarification and consultation so that applications are as complete as possible.
2. Once received, the application is rigorously assessed by a team of experts from the EPA's Office of Climate, Licensing and Resource Use.
3. Extra information may be required from the applicant during this assessment.
4. When the application is deemed complete and has been fully assessed, the EPA's Office of Climate, Licensing and Resource Use makes a recommendation on the application to the Board of Directors of the EPA.
5. The Board assesses the recommendation - together with the application and all submissions - before making a decision.
6. The Board's decision, in the form of a Proposed Decision, is notified to the applicant, all third parties who made a submission on the application and other statutory consultees.
7. There follows a 28-day period when any person can submit an objection and request an oral hearing. They can also make submissions on other objections.
8. All objections and submissions on objections are considered by a Technical Committee of the EPA or through an oral hearing process.
9. Should the EPA decide to hold an oral hearing, any person who lodged a valid objection, as well as the applicant, has an automatic right to attend and participate fully at a hearing.
All hearings are open to the public. Members of the public can participate in the proceedings where they have lodged a valid objection or with the express approval of the Chairperson.
10. On completion of an oral hearing, the Chairperson will submit a report of the hearing to the EPA. In this report, the Chairperson must make a recommendation to grant or refuse a licence.
Where the recommendation is to grant a licence, the Chairperson must outline the recommended conditions to be attached to the licence.
11. The recommendations arising - together with the objections and submissions - are considered by the Board of Directors before making a final decision to either refuse a licence or to grant a licence with or without conditions.
12. The EPA is debarred in law from granting a waste licence, unless it is satisfied that the activity concerned, carried out in accordance with such conditions as may be attached to a licence, will not cause environmental pollution.
Chronology of application -
* Applicant - Dublin City Council
* Address of facility - Pigeon House Road, Poolbeg Peninsula, Dublin 4
* Application received - 10th July, 2006
* Submissions - A total of 18 valid submissions were received from third parties
* Proposed decision - issued 21st November 2007
* Closing date for objections - 18th December 2007
* Objections received - 14 valid objections
* Oral hearing Start Date - 14th April 2008 at 10.00am – Anna Livia Ballroom, Gresham Hotel, O'Connell St., Dublin.
ww.buckplanning.ie
M3 'won't derail' Tara heritage bid
THE Hill of Tara can become a UNESCO World Heritage site -- even with a motorway running alongside it.
International experts have told Environment Minister John Gormley that the controversial M3 motorway under construction should not stop Ireland's richest archaeological site from joining the Acropolis, Vatican City and Taj Mahal as having "outstanding universal value".
Mr Gormley is to recommend that the Tara Skryne Valley in Co Meath be awarded World Heritage status, and will shortly undertake a conservation plan which will stop any future commercial development in the valley.
It is likely that one-off housing applications will be considered, but shopping centres, large-scale housing estates and other commercial developments will not be allowed.
Addressing the International Council on Monuments and Sites last night, Mr Gormley said that Dr Jukka Jokilehto did not see the motorway as excluding the Co Meath site from attaining world heritage status.
"I find his remarks very encouraging and it is my view that this site would be a contender for possible World Heritage site."
Paul Melia
Irish Independent
www.buckplanning.ie
International experts have told Environment Minister John Gormley that the controversial M3 motorway under construction should not stop Ireland's richest archaeological site from joining the Acropolis, Vatican City and Taj Mahal as having "outstanding universal value".
Mr Gormley is to recommend that the Tara Skryne Valley in Co Meath be awarded World Heritage status, and will shortly undertake a conservation plan which will stop any future commercial development in the valley.
It is likely that one-off housing applications will be considered, but shopping centres, large-scale housing estates and other commercial developments will not be allowed.
Addressing the International Council on Monuments and Sites last night, Mr Gormley said that Dr Jukka Jokilehto did not see the motorway as excluding the Co Meath site from attaining world heritage status.
"I find his remarks very encouraging and it is my view that this site would be a contender for possible World Heritage site."
Paul Melia
Irish Independent
www.buckplanning.ie
Developer needs planning permission to land helicopter
AN BORD PLEANÁLA has ruled that a property developer needs planning permission to land a helicopter on land near his home.
Michael O’Flynn, the managing director of O’Flynn Construction, referred the matter to the board after Cork County Council said, in 2007, that the use of a piece of land at his home in Kilcrea, near Ovens, Co Cork, for helicopter landings was development and was not exempted development.
Exempted development does not require planning permission.
Mr O’Flynn sought a ruling from the board as to whether the use of land for the landing and take-off of a helicopter on the grounds of his home at Rockfield House in Kilcrea “is or is not development, or is or is not exempted development”.
The matter was listed for decision on several dates in recent months but was deferred.
The board finally ruled on Thursday that the use of lands for the landing and take-off of a helicopter constitutes a material change of use of the land by reference to section 3 of the Planning and Development Act, 2000 and, therefore, comes within the meaning of “development”.
The board said the normal use of the subject lands is for use which is incidental to the enjoyment of the dwelling house.
It said a change in the use of the subject lands occurs for the time that a helicopter approaches, lands and takes off.
The use of lands for the taking off and landing of a helicopter is not a normal use of the lands at this location and is not consistent with the established use of the site, the board said.
It said the character of the use of the lands would be altered in planning terms by the proposed use for helicopter landings and take-off.
Taking these matters into consideration, the board said the works to create the said helipad and the said use of the land does not come within the scope of section 4 of the Planning and Development Act, 2000 — the section that defines exempted developments.
The board decided the use of land for the landing and take-off of a helicopter at Rockfield House is development and is not exempted development.
Mr O’Flynn applied to Cork Co Council in January for planning permission to build a helipad at his home.
The council has sought further information in respect of the application and a decision is awaited.
Irish Examiner
www.buckplanning.ie
Michael O’Flynn, the managing director of O’Flynn Construction, referred the matter to the board after Cork County Council said, in 2007, that the use of a piece of land at his home in Kilcrea, near Ovens, Co Cork, for helicopter landings was development and was not exempted development.
Exempted development does not require planning permission.
Mr O’Flynn sought a ruling from the board as to whether the use of land for the landing and take-off of a helicopter on the grounds of his home at Rockfield House in Kilcrea “is or is not development, or is or is not exempted development”.
The matter was listed for decision on several dates in recent months but was deferred.
The board finally ruled on Thursday that the use of lands for the landing and take-off of a helicopter constitutes a material change of use of the land by reference to section 3 of the Planning and Development Act, 2000 and, therefore, comes within the meaning of “development”.
The board said the normal use of the subject lands is for use which is incidental to the enjoyment of the dwelling house.
It said a change in the use of the subject lands occurs for the time that a helicopter approaches, lands and takes off.
The use of lands for the taking off and landing of a helicopter is not a normal use of the lands at this location and is not consistent with the established use of the site, the board said.
It said the character of the use of the lands would be altered in planning terms by the proposed use for helicopter landings and take-off.
Taking these matters into consideration, the board said the works to create the said helipad and the said use of the land does not come within the scope of section 4 of the Planning and Development Act, 2000 — the section that defines exempted developments.
The board decided the use of land for the landing and take-off of a helicopter at Rockfield House is development and is not exempted development.
Mr O’Flynn applied to Cork Co Council in January for planning permission to build a helipad at his home.
The council has sought further information in respect of the application and a decision is awaited.
Irish Examiner
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