TWO GOVERNMENT Ministers have described as "very constructive" a series of discussions on the controversial Corrib gas project held with politicians and community groups in Ballina, Co Mayo.
Minister for Energy Éamon Ryan and Minister for Community, Rural and Gaeltacht Affairs Éamon Ó Cuív described the talks yesterday as a "exercise in listening" and said they would be reflecting on what they had heard.
Mr Ryan said that uppermost in his mind were "the principles of safety and equity" and this was an "opening gambit" in an effort to reach resolution on the issue.
Mr Ó Cuív said separate sessions with the various groups represented "the right format at this time", but gave no indication of the content of the discussions.
Community groups Pobal Chill Chomáin and Pobal Le Chéile, who have backed a priests' proposal to relocate the Corrib gas refinery to a coastal site at Glinsk, were given the first hearing in the Ramada Hotel, Ballina.
Representatives of the Council for the West, Pro-Gas Mayo and the Pro Erris Gas Group attended a separate session, followed by representatives of Shell to Sea.
Several local fishermen, including Pat O'Donnell, who has environmental concerns over the project's impact on Broadhaven Bay, and Fr Michael Nallen were also given a hearing, although they had not been invited originally.
Politicians and councillors who met the Ministers in one session included Michael Ring (Fine Gael), John O'Mahony (Fine Gael) Beverley Flynn (Fianna Fáil), Dara Calleary (Fianna Fáil) and Senator John Carty (Fianna Fáil).
Mr Ring told The Irish Times that no specific proposals were put by the Ministers.
"I just hope that they keep the momentum going now," Mr Ring said. "Everyone knows what the problems are, and it is how to resolve them that is the issue."
Council for the West chairman Seán Hannick, who accompanied representatives from the Pro-Gas Mayo and Pro-Erris Gas Group at the hearings, said the talks were an opportunity to voice views to the Ministers responsible for the project and for the area.
Pobal Chill Chomáin spokesman John Monaghan and Pobal Le Chéile chairman Ciarán Ó Murchú said they "warmly welcomed the process of engagement".
"We see this as acceptance by the Government that there are serious problems surrounding the project that require urgent attention. The suspension of works on the offshore pipeline offers a window of opportunity to finally bring the long-running conflict to an end. The siting of an inland gas refinery at Bellanaboy represents an unnecessary risk to health and safety and is the root cause of all the difficulties surrounding Corrib."
Significantly, both groups said they would "work with all parties, including Shell, Statoil and Marathon, to help deliver a safer solution for the people of Erris".
Shell to Sea spokeswoman Maura Harrington described the talks as an "exercise in futility" and said that if the two Ministers believed they could "tweak what was wrong eight years ago", they were mistaken.
Shell to Sea is looking for a full independent review of the project, as promised by the Green Party before it entered government.
Shell E P Ireland said it welcome the initiative taken by the Ministers. "The work currently being undertaken on the Corrib gas project has all the necessary consents and permissions required by the various statutory bodies which oversee the project," the company said in statement. "We remain open and willing to talk to any individuals or groups who have concerns about our project.
The Irish Times
www.buckplanning.ie
Tuesday, 30 September 2008
Dublin council plans swingeing cuts in city building projects
DUBLIN CITY Council has drawn up a citywide list of building projects which are likely to be shelved because of the declining public finances.
The council refused to provide The Irish Times with the list, but documents seen by this newspaper reveal swingeing cuts in the south-central area of the city.
Among the projects facing deferral in this area are a proposed new civic space in front of Kilmainham Jail, plans for a new ceremonial entrance to the War Memorial Gardens in Islandbridge and a leisure centre in Crumlin.
Other projects which are being mothballed include a proposed new walking and cycling route along the Camac river, village improvements in Inchicore and Rialto and a planned open space at Ballyfermot Civic Centre.
South Central area manager Anne Graham has told local councillors these projects have been deferred "unless an alternative source of funding can be identified".
Ms Graham said the council carried out a comprehensive review of all capital projects over the summer because of a "significant" shortfall in capital funding.
However, when asked to furnish this document, the council said it could not, as it was still a draft and they did not want to "disappoint" communities.
"It's unclear at this stage what the position is. We'll have to wait until budget day to see what the Government decides," said head of finance Kathy Quinn.
However, she confirmed that the two main sources of funding for capital projects aside from Government support - development contributions and sales of assets - had dropped this year and were likely to be down next year too.
This means it will be extremely difficult to find alternative sources of funding.
The council's review of capital projects was continuing, she said, and it would not be clear until after the budget how many would go ahead. If reports that the Government intended to borrow heavily were true, the funding situation for the council would probably be better than expected.
In the south central area, Ms Graham says projects worth €14 million are already under way or about to start.
These include environmental improvements in Chapelizod village, the regeneration of Cork Street and the provision of a community centre in Bluebell.
The Irish Times
www.buckplanning.ie
The council refused to provide The Irish Times with the list, but documents seen by this newspaper reveal swingeing cuts in the south-central area of the city.
Among the projects facing deferral in this area are a proposed new civic space in front of Kilmainham Jail, plans for a new ceremonial entrance to the War Memorial Gardens in Islandbridge and a leisure centre in Crumlin.
Other projects which are being mothballed include a proposed new walking and cycling route along the Camac river, village improvements in Inchicore and Rialto and a planned open space at Ballyfermot Civic Centre.
South Central area manager Anne Graham has told local councillors these projects have been deferred "unless an alternative source of funding can be identified".
Ms Graham said the council carried out a comprehensive review of all capital projects over the summer because of a "significant" shortfall in capital funding.
However, when asked to furnish this document, the council said it could not, as it was still a draft and they did not want to "disappoint" communities.
"It's unclear at this stage what the position is. We'll have to wait until budget day to see what the Government decides," said head of finance Kathy Quinn.
However, she confirmed that the two main sources of funding for capital projects aside from Government support - development contributions and sales of assets - had dropped this year and were likely to be down next year too.
This means it will be extremely difficult to find alternative sources of funding.
The council's review of capital projects was continuing, she said, and it would not be clear until after the budget how many would go ahead. If reports that the Government intended to borrow heavily were true, the funding situation for the council would probably be better than expected.
In the south central area, Ms Graham says projects worth €14 million are already under way or about to start.
These include environmental improvements in Chapelizod village, the regeneration of Cork Street and the provision of a community centre in Bluebell.
The Irish Times
www.buckplanning.ie
Landfill hearing reopens on concern that site is prehistoric 'sacred place'
AN BORD Pleanála yesterday reopened a two-year-old oral hearing into proposals for a major regional landfill on a 600-acre site at Nevitt in north Co Dublin.
The board said the re-opening was in response to concerns from academics that the site may be the location of a pre-Christian, "large-ditched enclosure of the Tara or Navan kind".
Addressing the inquiry yesterday, board inspector Des Johnson outlined a series of submissions between academics and the Department of the Environment, since the first hearing closed in October 26th, 2006.
The department had voiced concern that Nevitt "could be a site of exceptional importance" and "possibly a site of national importance". The submissions centred on the name Nevitt being the Celtic word for "the sacred place", suggesting an archaeology richer than had been estimated by the environmental impact assessment (EIA), commissioned by Fingal County Council.
Dr Richard Warner of the Royal Irish Academy, former keeper of antiquities at the Ulster Museum and authority on placenames, told the inquiry he had not been aware of the controversy about the landfill until he heard the name.
Addressing the hearing yesterday, Dr Warner said too little attention had been paid by the EIA to the relevance of the place name, which he said was derived from the old Irish "Nemed" which "can only mean sacred place". This was the only place in Ireland with this name, which could only mean a place of great importance, he said.
Dr Warner said the overwhelming implication was a built or dug structure and was likely to have been a substantial built shrine, a collection of small sacred sites "or a very large ditched enclosure of the Tara/Navan kind".
The area's potential had been reported by Dr Conor Newman of NUI Galway, who found the area rich in Roman-British artefacts.
Dr Warner questioned the adequacy of the assessment's methodology, which used a "magnetometer" to detect archaeology. He argued the magnetometer was used on 15 per cent of the site.
But consultant archaeologist George Lambrick told the hearing the EIA had no significant weaknesses. He said: "The most significant archaeology is more likely to be protected . . . with no clear evidence to support the hypothesis that a potentially important prehistoric sacred place might remain undetected."
The Irish Times
www.buckplanning.ie
The board said the re-opening was in response to concerns from academics that the site may be the location of a pre-Christian, "large-ditched enclosure of the Tara or Navan kind".
Addressing the inquiry yesterday, board inspector Des Johnson outlined a series of submissions between academics and the Department of the Environment, since the first hearing closed in October 26th, 2006.
The department had voiced concern that Nevitt "could be a site of exceptional importance" and "possibly a site of national importance". The submissions centred on the name Nevitt being the Celtic word for "the sacred place", suggesting an archaeology richer than had been estimated by the environmental impact assessment (EIA), commissioned by Fingal County Council.
Dr Richard Warner of the Royal Irish Academy, former keeper of antiquities at the Ulster Museum and authority on placenames, told the inquiry he had not been aware of the controversy about the landfill until he heard the name.
Addressing the hearing yesterday, Dr Warner said too little attention had been paid by the EIA to the relevance of the place name, which he said was derived from the old Irish "Nemed" which "can only mean sacred place". This was the only place in Ireland with this name, which could only mean a place of great importance, he said.
Dr Warner said the overwhelming implication was a built or dug structure and was likely to have been a substantial built shrine, a collection of small sacred sites "or a very large ditched enclosure of the Tara/Navan kind".
The area's potential had been reported by Dr Conor Newman of NUI Galway, who found the area rich in Roman-British artefacts.
Dr Warner questioned the adequacy of the assessment's methodology, which used a "magnetometer" to detect archaeology. He argued the magnetometer was used on 15 per cent of the site.
But consultant archaeologist George Lambrick told the hearing the EIA had no significant weaknesses. He said: "The most significant archaeology is more likely to be protected . . . with no clear evidence to support the hypothesis that a potentially important prehistoric sacred place might remain undetected."
The Irish Times
www.buckplanning.ie
Council in talks over housing schemes
DUBLIN CITY Council has entered into negotiations with Boston firm Corcoran Jennison in relation to two of the five major social housing projects which were to have been built by Bernard McNamara.
Councillors were yesterday told that there was no potential developer in relation to the other three regeneration projects that collapsed earlier this year and that the council was facing a €20 million drop in its social housing budget for 2009.
Corcoran Jennison had bid for the public private partnership (PPP) contracts to redevelop the dilapidated flat complexes at Dominick Street, O'Devaney Gardens and St Michael's Estate.
However, the contracts for these and two other smaller regeneration projects at Infirmary Road and Seán McDermott Street were awarded to Mr McNamara.
The contracts with Mr McNamara collapsed earlier this year after it emerged that the developer could not get planning permission for the number of units he wanted, following a change in regulation on apartment size.
In his first report to the council's housing committee since the contracts with Mr McNamara were dissolved, assistant city manager Ciarán McNamara said that discussions were ongoing with Corcoran Jennison in relation to Dominick Street and St Michael's Estate.
The Infirmary Road project would be integrated with the neighbouring O'Devaney Gardens site and a taskforce was examining the options for these sites and the "convent lands" on Seán McDermott Street, he said.
He also told the council that because of public spending restrictions, there would be €20 million less in the social housing budget for 2009 than 2008 and a further €20 million of the 2009 budget would have to be set aside for the PPPs. The social housing budget for 2008 was €150 million.
"We are not going to get any additional monies," he warned.
Lord Mayor Eibhlin Byrne said she felt "deeply let down" by the council management. Following a severe spate of violence and vandalism in O'Devaney Gardens last summer, she had assured residents that the council was dealing with their estate as a matter of urgency.
"I can't go back and look those women in the eye and tell them that any progress at all has been made. I can offer no civic leadership to the people of O'Devaney Gardens."
Labour councillor Kevin Humphreys said there had been no progress on the PPP schemes for nine to 12 months. There were already 5,300 people on the housing waiting list and a €20 million shortfall would be a "disaster for the city".
Sinn Féin's Christy Burke said the Department of the Environment needed to be approached for additional money.
Mr McNamara said he understood there was frustration over the progress of the PPPs. "If there was a way we could speed it up, we would speed it up, but there isn't any pot of gold there."
The council formally terminated its contracts with Mr McNamara in relation to St Michael's Estate in Inchicore and Dominick Street in the north inner city last July. Agreement was reached that he would go ahead with the development on Seán McDermott Street in the city centre. The council entered into mediation with him on the projects at Infirmary Road and O'Devaney Gardens in Dublin 7.
The council last month issued a statement saying that following mediation, its relationship with Mr McNamara was now at an end in relation to all five projects, including the convent lands.
Under the mediation agreement, Mr McNamara undertook to hand over drawings and plans for the developments, give up claims to the land and pay the council €1.5 million in compensation. The council in return agreed not to take legal action against him.
The Irish Times
www.buckplanning.ie
Councillors were yesterday told that there was no potential developer in relation to the other three regeneration projects that collapsed earlier this year and that the council was facing a €20 million drop in its social housing budget for 2009.
Corcoran Jennison had bid for the public private partnership (PPP) contracts to redevelop the dilapidated flat complexes at Dominick Street, O'Devaney Gardens and St Michael's Estate.
However, the contracts for these and two other smaller regeneration projects at Infirmary Road and Seán McDermott Street were awarded to Mr McNamara.
The contracts with Mr McNamara collapsed earlier this year after it emerged that the developer could not get planning permission for the number of units he wanted, following a change in regulation on apartment size.
In his first report to the council's housing committee since the contracts with Mr McNamara were dissolved, assistant city manager Ciarán McNamara said that discussions were ongoing with Corcoran Jennison in relation to Dominick Street and St Michael's Estate.
The Infirmary Road project would be integrated with the neighbouring O'Devaney Gardens site and a taskforce was examining the options for these sites and the "convent lands" on Seán McDermott Street, he said.
He also told the council that because of public spending restrictions, there would be €20 million less in the social housing budget for 2009 than 2008 and a further €20 million of the 2009 budget would have to be set aside for the PPPs. The social housing budget for 2008 was €150 million.
"We are not going to get any additional monies," he warned.
Lord Mayor Eibhlin Byrne said she felt "deeply let down" by the council management. Following a severe spate of violence and vandalism in O'Devaney Gardens last summer, she had assured residents that the council was dealing with their estate as a matter of urgency.
"I can't go back and look those women in the eye and tell them that any progress at all has been made. I can offer no civic leadership to the people of O'Devaney Gardens."
Labour councillor Kevin Humphreys said there had been no progress on the PPP schemes for nine to 12 months. There were already 5,300 people on the housing waiting list and a €20 million shortfall would be a "disaster for the city".
Sinn Féin's Christy Burke said the Department of the Environment needed to be approached for additional money.
Mr McNamara said he understood there was frustration over the progress of the PPPs. "If there was a way we could speed it up, we would speed it up, but there isn't any pot of gold there."
The council formally terminated its contracts with Mr McNamara in relation to St Michael's Estate in Inchicore and Dominick Street in the north inner city last July. Agreement was reached that he would go ahead with the development on Seán McDermott Street in the city centre. The council entered into mediation with him on the projects at Infirmary Road and O'Devaney Gardens in Dublin 7.
The council last month issued a statement saying that following mediation, its relationship with Mr McNamara was now at an end in relation to all five projects, including the convent lands.
Under the mediation agreement, Mr McNamara undertook to hand over drawings and plans for the developments, give up claims to the land and pay the council €1.5 million in compensation. The council in return agreed not to take legal action against him.
The Irish Times
www.buckplanning.ie
€65m stadium plan hits NRA roadblock
A NEW 10,000-seater soccer stadium plan has been branded "premature" by the National Roads Authority (NRA) because the motorway junction beside it is expected to be the starting point of a huge new ring road.
Earlier this year, Meath County Council agreed to contravene its development plan so permission could be granted for the €65m Drogheda United stadium, leisure centre, retail units and a motorway service station. The 25-hectare site is on the southside of Drogheda within the Co Meath boundary. It is on the Drogheda to Duleek road and beside the Duleek road junction with the M1.
An Bord Pleanala is not expected to make a decision until later this year.
The NRA appeal is the only one against permission and its submission says the proposed €2bn Dublin Outer Orbital Road linking Drogheda to Naas "is likely to begin at the M1/R152 Duleek road junction".
The route is a key objective of the regional planning guidelines for the greater Dublin area and the planning application "is premature pending determination of this route", argues the NRA.
Traffic
The NRA says the junction would have to be upgraded to support the traffic flow described in the application. Because the junction is part of the motorway public private partnership (PPP) contract, it "will be much more difficult complex and expensive" to upgrade.
Meanwhile, Councillor Tommy Byrne (FF) called on Drogheda borough council to "write to the NRA and ask them to withdraw their objection".
Mr Byrne did not get the support of his fellow councillors but they did agree to put their support for planning permission in writing. At Drogheda United's current ground, United Park, planning permission was secured for 110 residential units, but that too is under appeal.
Elaine Keogh
Irish Independent
www.buckplanning.ie
Earlier this year, Meath County Council agreed to contravene its development plan so permission could be granted for the €65m Drogheda United stadium, leisure centre, retail units and a motorway service station. The 25-hectare site is on the southside of Drogheda within the Co Meath boundary. It is on the Drogheda to Duleek road and beside the Duleek road junction with the M1.
An Bord Pleanala is not expected to make a decision until later this year.
The NRA appeal is the only one against permission and its submission says the proposed €2bn Dublin Outer Orbital Road linking Drogheda to Naas "is likely to begin at the M1/R152 Duleek road junction".
The route is a key objective of the regional planning guidelines for the greater Dublin area and the planning application "is premature pending determination of this route", argues the NRA.
Traffic
The NRA says the junction would have to be upgraded to support the traffic flow described in the application. Because the junction is part of the motorway public private partnership (PPP) contract, it "will be much more difficult complex and expensive" to upgrade.
Meanwhile, Councillor Tommy Byrne (FF) called on Drogheda borough council to "write to the NRA and ask them to withdraw their objection".
Mr Byrne did not get the support of his fellow councillors but they did agree to put their support for planning permission in writing. At Drogheda United's current ground, United Park, planning permission was secured for 110 residential units, but that too is under appeal.
Elaine Keogh
Irish Independent
www.buckplanning.ie
Controversy as Adare rezoning goes ahead
LIMERICK politicians last night voted through one of the most controversial land zonings outside of Dublin in the face of dire warnings of the legal risk they were taking for themselves and Limerick County Council.
By 12 votes to three (there were six abstentions) members of the county council ignored legal advice and amended the county manager’s Adare local area plan, rezoning more than 50 acres of agricultural land for housing.
Sites in Adare are among the most expensive in the country and, at the height of the boom, a prime half-acre plot fetched €1.3 million.
Last night’s rezoning will drive up the value of 50 acres from €2.5m to €25m. The council’s legal adviser, William Leahy, told the council members they could expose the council and themselves to compensation and surcharges as the land would now rise from €50,000 an acre to €500,000.
He said a developer could take action if, at a future time, An Bord Pleanála refused planning permission on land zoned by the council as residential.
Councillor John Clifford (FF), seconded by Councillor Richard Butler (FG), moved the amendment to rezone. Mr Clifford said they had good planning reasons to rezone as there was currently insufficient building land in Adare.
Adare councillor, James Cavanagh (FF) supported the rezoning and denied that it would harm the heritage of Adare. The other Adare council member, Councillor Rose Brennan (PD) was not present.
The council’s director of planning Tom Enright said the rezoning would not be in accordance with the proper planning of Adare, which he said was one of the most beautiful heritage towns in the country.
Shortly before the vote was called, Mr Leahy warned: “It is a legal decision you are taking today and I cannot emphasise enough how serious it is.”
County manager Ned Gleeson said if the councillors wanted to go ahead and rezone against advice, the decision must be grounded on proper planning.
As well as council management, the Department of the Environment also voiced its objection to the rezoning, as it “would have significant impacts on the setting of the historic town”.
Urban design consultants Nicholas de Jong in a report to the council, said lands already zoned for housing in Adare cover more than 120 acres and could accommodate up to 1,000 houses.
“This is equivalent to a population increase of around 2,600 persons, clearly far in excess of the requirements during the lifetime of the [Local Area] plan for Adare, up to 2014, and for the longer 20-year period,” the consultants advised in their report.
Irish Examiner
www.buckplanning.ie
By 12 votes to three (there were six abstentions) members of the county council ignored legal advice and amended the county manager’s Adare local area plan, rezoning more than 50 acres of agricultural land for housing.
Sites in Adare are among the most expensive in the country and, at the height of the boom, a prime half-acre plot fetched €1.3 million.
Last night’s rezoning will drive up the value of 50 acres from €2.5m to €25m. The council’s legal adviser, William Leahy, told the council members they could expose the council and themselves to compensation and surcharges as the land would now rise from €50,000 an acre to €500,000.
He said a developer could take action if, at a future time, An Bord Pleanála refused planning permission on land zoned by the council as residential.
Councillor John Clifford (FF), seconded by Councillor Richard Butler (FG), moved the amendment to rezone. Mr Clifford said they had good planning reasons to rezone as there was currently insufficient building land in Adare.
Adare councillor, James Cavanagh (FF) supported the rezoning and denied that it would harm the heritage of Adare. The other Adare council member, Councillor Rose Brennan (PD) was not present.
The council’s director of planning Tom Enright said the rezoning would not be in accordance with the proper planning of Adare, which he said was one of the most beautiful heritage towns in the country.
Shortly before the vote was called, Mr Leahy warned: “It is a legal decision you are taking today and I cannot emphasise enough how serious it is.”
County manager Ned Gleeson said if the councillors wanted to go ahead and rezone against advice, the decision must be grounded on proper planning.
As well as council management, the Department of the Environment also voiced its objection to the rezoning, as it “would have significant impacts on the setting of the historic town”.
Urban design consultants Nicholas de Jong in a report to the council, said lands already zoned for housing in Adare cover more than 120 acres and could accommodate up to 1,000 houses.
“This is equivalent to a population increase of around 2,600 persons, clearly far in excess of the requirements during the lifetime of the [Local Area] plan for Adare, up to 2014, and for the longer 20-year period,” the consultants advised in their report.
Irish Examiner
www.buckplanning.ie
Docklands tax breaks ‘must be delivered’
THE Government must deliver a range of tax breaks in the budget to kickstart the multi-billion regeneration of Cork’s docklands, business leaders demanded last night.
Cork Chamber will unveil a detailed pre-budget submission today outlining what it says the Government must do to stimulate the nationally important project.
The deferral of tax and accelerated capital allowances are among the suggestions.
But, specifically, the chamber said tax breaks for developers building public infrastructure are crucial.
They said a 20% tax credit of the capital expenditure incurred by the provider of such infrastructure should be provided.
Developers Howard Holdings have proposed an €80 million Eastern Gateway Bridge as part of its Atlantic Gateway project. But other suggested tax breaks include:
n100% capital allowances for the construction of SEVESO facilities that re-locate from the docklands.
n100% capital allowances in the year of construction for capital expenditure on the remediation of contaminated sites.
nCapital gains taxation (CGT) roll-over relief for businesses which have to relocate.
n 100% write-off for capital expenditure for owner-occupiers in the docklands.
nAnd a package of measures to attract the R&D sector which is approved for EU State Aid purposes.
Maurice Minogue, chairman of the chamber’s budget working group, said a commitment to finance the development of the Eastern Gateway Bridge is essential.
“A professional cost-benefit analysis has proven that this would yield significant returns to the exchequer.”
Chamber chief executive Conor Healy said they were urging the Government to “consider providing the most strategic and open minded support” to unlock the potential of the docklands.
Cork’s lord mayor Brian Bermingham welcomed the chamber’s submission. “By unlocking the potential of the docks we can boost the city’s population and create massive employment opportunities in a sustainable way. This will benefit the entire southern region,” he said.
The city council’s blueprint for the 160 hectare docklands region envisages the development of a thriving urban waterfront.
The project has the potential to create thousands of construction jobs. The new “city” could accommodate a population of at least 15,000 and a working population of about 20,000.
Up to 6,000 homes will be built alongside more than 500,000 square metres of offices, educational institutions, retail outlets and culture and leisure facilities.
Howard Holdings have lodged a massive planning application for the site of the former Fords distribution centre. And Origin Enterprises are also planning to develop the R & H Halls site.
Business leaders were disappointed when docklands tax breaks were not included in last December’s budget.
Assurances were given at the time that future budgets would deal with the issue. However, with public finances collapsing, the October 14 budget is expected to be the toughest since 1983. Cuts of up to €1.5 billion are expected in what commentators have dubbed the “bloodbath” budget.
Irish Examiner
www.buckplanning.ie
Cork Chamber will unveil a detailed pre-budget submission today outlining what it says the Government must do to stimulate the nationally important project.
The deferral of tax and accelerated capital allowances are among the suggestions.
But, specifically, the chamber said tax breaks for developers building public infrastructure are crucial.
They said a 20% tax credit of the capital expenditure incurred by the provider of such infrastructure should be provided.
Developers Howard Holdings have proposed an €80 million Eastern Gateway Bridge as part of its Atlantic Gateway project. But other suggested tax breaks include:
n100% capital allowances for the construction of SEVESO facilities that re-locate from the docklands.
n100% capital allowances in the year of construction for capital expenditure on the remediation of contaminated sites.
nCapital gains taxation (CGT) roll-over relief for businesses which have to relocate.
n 100% write-off for capital expenditure for owner-occupiers in the docklands.
nAnd a package of measures to attract the R&D sector which is approved for EU State Aid purposes.
Maurice Minogue, chairman of the chamber’s budget working group, said a commitment to finance the development of the Eastern Gateway Bridge is essential.
“A professional cost-benefit analysis has proven that this would yield significant returns to the exchequer.”
Chamber chief executive Conor Healy said they were urging the Government to “consider providing the most strategic and open minded support” to unlock the potential of the docklands.
Cork’s lord mayor Brian Bermingham welcomed the chamber’s submission. “By unlocking the potential of the docks we can boost the city’s population and create massive employment opportunities in a sustainable way. This will benefit the entire southern region,” he said.
The city council’s blueprint for the 160 hectare docklands region envisages the development of a thriving urban waterfront.
The project has the potential to create thousands of construction jobs. The new “city” could accommodate a population of at least 15,000 and a working population of about 20,000.
Up to 6,000 homes will be built alongside more than 500,000 square metres of offices, educational institutions, retail outlets and culture and leisure facilities.
Howard Holdings have lodged a massive planning application for the site of the former Fords distribution centre. And Origin Enterprises are also planning to develop the R & H Halls site.
Business leaders were disappointed when docklands tax breaks were not included in last December’s budget.
Assurances were given at the time that future budgets would deal with the issue. However, with public finances collapsing, the October 14 budget is expected to be the toughest since 1983. Cuts of up to €1.5 billion are expected in what commentators have dubbed the “bloodbath” budget.
Irish Examiner
www.buckplanning.ie
Monday, 29 September 2008
Beara Planning
Michael O'Sullivan, who heads Beara Chamber of Commerce, claimed farmers would also find it increasingly difficult to build sheds and outhouses if the plan is adopted by the local authority.
He said the groups opposed to the move want the Special Scenic Landscape designation removed from the peninsula, as it would cause hardship and could lead to further migration from the area.
"It is imperative that the current planning restrictions are relaxed to reverse the decline in population being experienced in many areas of west Cork," Mr O'Sullivan said.
More than 80 people recently attended a meeting in Castletownbere to object to the proposals.
Mr O'Sullivan said there was genuine concern that the economy of the region would be affected if the proposed designation was passed.
However, the mayor of County Cork, Cllr Noel Harrington, has claimed that the designation will make it easier for people looking to build one-off housing to get planning permission, provided their sites were deemed suitable.
Cllr Harrington, who is based in Castletownbere, said he was supporting the proposals and urged objectors to enter into dialogue with the council.
Sean O'Riordan
Irish Examiner
www.buckplanning.ie
He said the groups opposed to the move want the Special Scenic Landscape designation removed from the peninsula, as it would cause hardship and could lead to further migration from the area.
"It is imperative that the current planning restrictions are relaxed to reverse the decline in population being experienced in many areas of west Cork," Mr O'Sullivan said.
More than 80 people recently attended a meeting in Castletownbere to object to the proposals.
Mr O'Sullivan said there was genuine concern that the economy of the region would be affected if the proposed designation was passed.
However, the mayor of County Cork, Cllr Noel Harrington, has claimed that the designation will make it easier for people looking to build one-off housing to get planning permission, provided their sites were deemed suitable.
Cllr Harrington, who is based in Castletownbere, said he was supporting the proposals and urged objectors to enter into dialogue with the council.
Sean O'Riordan
Irish Examiner
www.buckplanning.ie
Beara chamber opposes scenic designation plan
PLANS TO designate a peninsula in west Cork as a "special scenic landscape" could result in homebuyers avoiding the area because of problems with planning permission, a local chamber of commerce head has warned.
Chief executive of Beara Chamber of Commerce Michael O'Sullivan said the designation would make it difficult for local people to obtain planning permission, leading to depopulation in the peninsula.
"Our main concern is that the whole of the Beara Peninsula is being made a special scenic landscape. There hasn't been any consultation on this. If this goes ahead it will make it impossible for people to get planning permission."
Mr O'Sullivan said the proposals would also affect farmers because they would be unable to get planning permission for wind farms and sheds. Mr O'Sullivan was one of six members of the chamber and West Cork Irish Farmers' Association who travelled yesterday to County Hall in Cork to hand in a submission objecting to the local county council's proposals to adopt guidelines on housing in scenic areas.
Earlier this month about 75 people attended a meeting in Castletownbere organised to raise awareness of the proposals. Further meetings are planned next month.
Supporters of Cork County Council's proposed measures claim scenic coastal areas have to be protected.
The proposals reportedly allow anybody with a commitment to permanent residency to have the restrictions lifted.
The proposals are on display at council offices in Cork and on the council website www.corkcoco.ie
OLIVIA KELLEHER
Irish Times
www.buckplanning.ie
Chief executive of Beara Chamber of Commerce Michael O'Sullivan said the designation would make it difficult for local people to obtain planning permission, leading to depopulation in the peninsula.
"Our main concern is that the whole of the Beara Peninsula is being made a special scenic landscape. There hasn't been any consultation on this. If this goes ahead it will make it impossible for people to get planning permission."
Mr O'Sullivan said the proposals would also affect farmers because they would be unable to get planning permission for wind farms and sheds. Mr O'Sullivan was one of six members of the chamber and West Cork Irish Farmers' Association who travelled yesterday to County Hall in Cork to hand in a submission objecting to the local county council's proposals to adopt guidelines on housing in scenic areas.
Earlier this month about 75 people attended a meeting in Castletownbere organised to raise awareness of the proposals. Further meetings are planned next month.
Supporters of Cork County Council's proposed measures claim scenic coastal areas have to be protected.
The proposals reportedly allow anybody with a commitment to permanent residency to have the restrictions lifted.
The proposals are on display at council offices in Cork and on the council website www.corkcoco.ie
OLIVIA KELLEHER
Irish Times
www.buckplanning.ie
Shannon water protesters march on Dail
PROTESTERS LIVING in the Shannon river's catchment yesterday marched on the Dáil to oppose proposals to draw huge volumes of water from two Shannon lakes to supply Dublin.
Members of the Shannon Protection Alliance, which was founded to oppose the proposal to extract as much as 350 million litres a day from the Shannon to supply the capital, gathered outside the Dáil to seek political support.
Alliance spokesman PJ Walsh, who completed a 100-mile four-day protest march from Lough Ree, was joined by supporters from the Shannon region outside the Dáil. They called on the Minister for the Environment John Gormley to block any move to take water from the Shannon.
"We do not deny the right of Dublin citizens to have water, but we do object to the method by which Dublin City Council proposes to supply that water," said Mr Walsh. Dublin City Council has deemed that a new water source will be required for the capital by 2015 and that up to 350 million litres a day from this new source will be needed by 2031.
The chairman of the Save Our Lough Derg group, Joe O'Donoghue, said the focus on sourcing the supply for Dublin had switched from Lough Ree to Lough Derg over the past few months due to a vocal campaign spearheaded by communities in the Lough Ree catchment.
Mr O'Donoghue said they believed there were at least four locations on Lough Derg being looked at as extraction points. "If we get very dry summers, as is predicted by the experts, then extracting millions of gallons of water could cause major environmental hazards for fish and other aquatic life. Economically and ecologically, this would be a disaster for the whole midwest region."
The chairman of the Lough Derg Anglers' Association, Kevin Grimes, said there was a total absence of a national strategy for water extraction from rivers and lakes and no figures were available to indicate the possible profound consequences for the rich wildlife and fishhabitat of Loughs Derg and Ree and their tributaries.
"We are already trying very hard to save endangered fish species on Lough Derg such as pollan and gilaroo trout.
"Extracting such a huge volume of water from the lake could finally wipe out these species forever and threaten spawning conditions for trout and salmon in local rivers if waters went very low," said Mr Grimes.
PETER GLEESON
Irish Times
www.buckplanning.ie
Members of the Shannon Protection Alliance, which was founded to oppose the proposal to extract as much as 350 million litres a day from the Shannon to supply the capital, gathered outside the Dáil to seek political support.
Alliance spokesman PJ Walsh, who completed a 100-mile four-day protest march from Lough Ree, was joined by supporters from the Shannon region outside the Dáil. They called on the Minister for the Environment John Gormley to block any move to take water from the Shannon.
"We do not deny the right of Dublin citizens to have water, but we do object to the method by which Dublin City Council proposes to supply that water," said Mr Walsh. Dublin City Council has deemed that a new water source will be required for the capital by 2015 and that up to 350 million litres a day from this new source will be needed by 2031.
The chairman of the Save Our Lough Derg group, Joe O'Donoghue, said the focus on sourcing the supply for Dublin had switched from Lough Ree to Lough Derg over the past few months due to a vocal campaign spearheaded by communities in the Lough Ree catchment.
Mr O'Donoghue said they believed there were at least four locations on Lough Derg being looked at as extraction points. "If we get very dry summers, as is predicted by the experts, then extracting millions of gallons of water could cause major environmental hazards for fish and other aquatic life. Economically and ecologically, this would be a disaster for the whole midwest region."
The chairman of the Lough Derg Anglers' Association, Kevin Grimes, said there was a total absence of a national strategy for water extraction from rivers and lakes and no figures were available to indicate the possible profound consequences for the rich wildlife and fishhabitat of Loughs Derg and Ree and their tributaries.
"We are already trying very hard to save endangered fish species on Lough Derg such as pollan and gilaroo trout.
"Extracting such a huge volume of water from the lake could finally wipe out these species forever and threaten spawning conditions for trout and salmon in local rivers if waters went very low," said Mr Grimes.
PETER GLEESON
Irish Times
www.buckplanning.ie
Last-ditch effort to stop rezoning amid heritage fears
CONCERNED residents from Adare make a last- ditch effort today to try and persuade councillors not to rezone farmland for housing near the village.
Councillors in the Bruff electoral area, which covers Adare, have acceded to requests from land owners to rezone about 50 acres of farmland on the Limerick side of the village.
The move comes despite opposition from county manager Ned Gleeson and planners who fear it would damage its heritage appeal.
Councillors have a long-standing agreement to row in behind colleagues from any electoral area seeking support for rezoning.
The proposal will be voted on this afternoon when the Local Area Plan is brought before a special council meeting.
Unnamed developers have told councillors they will pay any costs if there are legal problems.
“We have lost the stopover at Shannon — do we now intend to lose the beautiful heritage village of Adare?,” The Save Adare Group said. Councillors supporting rezoning insist Adare needs affordable housing, borne out by the fact that only one member of the local senior hurling team resides in the village.
However the opposition countered saying: “We all agree affordable housing is first on the agenda, but ask yourself ‘are property developers going to pay massive money for land and then build affordable housing’? Rezoning is only suiting the property developers and not the people of Adare.”
There are two council members from Adare.
Cllr James Cavanagh (FF) supports the rezoning, Cllr Rose Brennan PD was abroad when the rezoning came before the regular monthly meeting last week.
If the rezoning goes through today, the Minister for the Environment John Gormley still has the power to block it.
Irish Examiner
www.buckplanning.ie
Councillors in the Bruff electoral area, which covers Adare, have acceded to requests from land owners to rezone about 50 acres of farmland on the Limerick side of the village.
The move comes despite opposition from county manager Ned Gleeson and planners who fear it would damage its heritage appeal.
Councillors have a long-standing agreement to row in behind colleagues from any electoral area seeking support for rezoning.
The proposal will be voted on this afternoon when the Local Area Plan is brought before a special council meeting.
Unnamed developers have told councillors they will pay any costs if there are legal problems.
“We have lost the stopover at Shannon — do we now intend to lose the beautiful heritage village of Adare?,” The Save Adare Group said. Councillors supporting rezoning insist Adare needs affordable housing, borne out by the fact that only one member of the local senior hurling team resides in the village.
However the opposition countered saying: “We all agree affordable housing is first on the agenda, but ask yourself ‘are property developers going to pay massive money for land and then build affordable housing’? Rezoning is only suiting the property developers and not the people of Adare.”
There are two council members from Adare.
Cllr James Cavanagh (FF) supports the rezoning, Cllr Rose Brennan PD was abroad when the rezoning came before the regular monthly meeting last week.
If the rezoning goes through today, the Minister for the Environment John Gormley still has the power to block it.
Irish Examiner
www.buckplanning.ie
Further Corrib gas delays will lead to power cuts in 2009
IRELAND faces the possibility of a natural gas shortage in the winter of 2009 if there are further delays to the controversial Corrib gas project, the Commission for Energy Regulation (CER) has admitted.
The revelation comes as industry sources told the Sunday Tribune that its developer, Shell, needed "everything to go right for them" if it was to be commissioned during 2009.
Most now believe that the gas won't start flowing until 2010, given the project's long history of setbacks. The most recent of these came this month with the suspension of offshore pipelaying work after damage to the boat carrying out the work.
If this occurs, Ireland will be left with little headroom between gas supply and demand during 2009, according to the CER's official projections, raising the prospect of industrial users being cut off to conserve gas for homeowners.
Such a move could have a knock-on effect on electricity supplies as power stations are counted as large industrial users and would be among the first to be cut off. The country currently gets 55% of its power from natural gas.
Although the regulator insists that there will be no shortfall in supplies, it has admitted for the first time that gas supplies could be affected if the country was hit by a cold snap.
"In the extremely unlikely scenario of the coldest day in the coldest year for 50 years, and even then for a very short space of time (an hour at peak time) is there the potential for a very slight shortfall between supply and demand," said a spokesman.
Sunday Tribune
www.buckplanning.ie
The revelation comes as industry sources told the Sunday Tribune that its developer, Shell, needed "everything to go right for them" if it was to be commissioned during 2009.
Most now believe that the gas won't start flowing until 2010, given the project's long history of setbacks. The most recent of these came this month with the suspension of offshore pipelaying work after damage to the boat carrying out the work.
If this occurs, Ireland will be left with little headroom between gas supply and demand during 2009, according to the CER's official projections, raising the prospect of industrial users being cut off to conserve gas for homeowners.
Such a move could have a knock-on effect on electricity supplies as power stations are counted as large industrial users and would be among the first to be cut off. The country currently gets 55% of its power from natural gas.
Although the regulator insists that there will be no shortfall in supplies, it has admitted for the first time that gas supplies could be affected if the country was hit by a cold snap.
"In the extremely unlikely scenario of the coldest day in the coldest year for 50 years, and even then for a very short space of time (an hour at peak time) is there the potential for a very slight shortfall between supply and demand," said a spokesman.
Sunday Tribune
www.buckplanning.ie
Menolly seeks rerouting of Dublin-Navan railway
A group of developers including Menolly Homes, Robert 'Pino' Harris, Eamon Duignan and John McCarthy are attempting to reroute the proposed Dublin-Navan railway line through land they own.
They hope to convince planners to route the line to the east of the fast-growing commuter town of Dunshaughlin, Co Meath, opening up 245 acres for residential development – the equivalent of around 2,470 houses.
This would increase the town's population from 3,384 in 2006 to around 15,000 by 2016, while the immediate rise in land values would give the developers' balance sheets an major boost.
The preferred route follows the path of the original railway, closed in 1963, which runs to the west of Dunshaughlin and is separated from the town by the M3.
The developers' proposal is almost identical to a route that was rejected by a previous Iarnród Eireann study because it would cost €55m more to build than restoring the old line, would attract reduced development contributions from builders and would entail added engineering challenges.
However, a consultants' report for the developers, seen by the Sunday Tribune, argues that, with minor modifications, the cost difference could be reduced to €17m.
It also states that, with the additional residential development, the rerouted line would provide Iarnród Eireann with higher passenger numbers than the old route.
"The additional 700 to 900 daily boardings achievable... providing a suitably located station at Dunshaughlin has the potential to increase the overall patronage by between 10.5% and 13.5%."
An Iarnrod Eireann spokeswoman said it was reviewing the report at the moment.
Sunday Tribune
www.buckplanning.ie
They hope to convince planners to route the line to the east of the fast-growing commuter town of Dunshaughlin, Co Meath, opening up 245 acres for residential development – the equivalent of around 2,470 houses.
This would increase the town's population from 3,384 in 2006 to around 15,000 by 2016, while the immediate rise in land values would give the developers' balance sheets an major boost.
The preferred route follows the path of the original railway, closed in 1963, which runs to the west of Dunshaughlin and is separated from the town by the M3.
The developers' proposal is almost identical to a route that was rejected by a previous Iarnród Eireann study because it would cost €55m more to build than restoring the old line, would attract reduced development contributions from builders and would entail added engineering challenges.
However, a consultants' report for the developers, seen by the Sunday Tribune, argues that, with minor modifications, the cost difference could be reduced to €17m.
It also states that, with the additional residential development, the rerouted line would provide Iarnród Eireann with higher passenger numbers than the old route.
"The additional 700 to 900 daily boardings achievable... providing a suitably located station at Dunshaughlin has the potential to increase the overall patronage by between 10.5% and 13.5%."
An Iarnrod Eireann spokeswoman said it was reviewing the report at the moment.
Sunday Tribune
www.buckplanning.ie
Carroll came close to developing U2 tower in Dublin
The Dublin Docklands Development Authority (DDDA) and developer Liam Carroll had talks about a joint development of the U2 tower site and Carroll's adjoining site at Sir John Rogerson's Quay in Dublin, and went so far as to draw up a draft legal agreement in 2005 setting out the development plans for the sites. The agreement was never signed.
"The developer requires the Section 25 certificate which is to issue pursuant to the application... to allow a mixed-use development of 61,000 square metre gross internal area," the draft agreement stated.
"No deal was concluded," said a DDDA spokeswoman. She said the authority had no comment on why it agreed, at the developer's request, to a "direct agreement with any lending or funding institution or individuals providing finance to the developer".
Carroll took control of the site adjoining the U2 tower when he bought the then publicly-quoted Dunloe Ewart property company. He is now developing a new headquarters for State Street bank on part of the site.
The DDDA spokeswoman also said the authority had no comment on whether it still wants a connecting tunnel between the Dunloe and U2 sites, details of which are included in the draft agreement.
Reference was made to remediation works on the sites but the DDDA spokeswoman said that, because no deal was concluded, the question does not arise.
Work on the U2 tower has not yet begun. The Geranger consortium, comprising U2, Paddy McKillen and Ballymore, was chosen to develop the tower last October.
Sunday Tribune
www.buckplanning.ie
"The developer requires the Section 25 certificate which is to issue pursuant to the application... to allow a mixed-use development of 61,000 square metre gross internal area," the draft agreement stated.
"No deal was concluded," said a DDDA spokeswoman. She said the authority had no comment on why it agreed, at the developer's request, to a "direct agreement with any lending or funding institution or individuals providing finance to the developer".
Carroll took control of the site adjoining the U2 tower when he bought the then publicly-quoted Dunloe Ewart property company. He is now developing a new headquarters for State Street bank on part of the site.
The DDDA spokeswoman also said the authority had no comment on whether it still wants a connecting tunnel between the Dunloe and U2 sites, details of which are included in the draft agreement.
Reference was made to remediation works on the sites but the DDDA spokeswoman said that, because no deal was concluded, the question does not arise.
Work on the U2 tower has not yet begun. The Geranger consortium, comprising U2, Paddy McKillen and Ballymore, was chosen to develop the tower last October.
Sunday Tribune
www.buckplanning.ie
LEAFY BANKS: DEVELOPERS SET TO CASH IN ON DUBLIN'S CANAL CORRIDOR
WATERWAYS Ireland is to explore the commercial potential of the Dublin stretch of both the Royal and Grand Canals.
The All-Ireland body wants to identify, develop and deliver commercial, tourism and recreational projects for the canals as well as infrastructural investment required. Consultants are to carry out a study on the canals in conjunction with Dublin City Council, the Dublin Docklands Development Authority and Failte Ireland.
"We want to develop not only the canals but the land surrounding them. Through the study we hope to draw up a development plan for what we call the Canal Corridor - that's the canal and surrounding land. We'll take into account all the related issues so we can proactively develop the area ," said Eanna Rowe of Waterways Ireland.
The Dublin city canals are mostly used for recreational activities such as boating, canoeing and rowing.
Lyndsay McGregor
Sunday Tribune
www.buckplanning.ie
The All-Ireland body wants to identify, develop and deliver commercial, tourism and recreational projects for the canals as well as infrastructural investment required. Consultants are to carry out a study on the canals in conjunction with Dublin City Council, the Dublin Docklands Development Authority and Failte Ireland.
"We want to develop not only the canals but the land surrounding them. Through the study we hope to draw up a development plan for what we call the Canal Corridor - that's the canal and surrounding land. We'll take into account all the related issues so we can proactively develop the area ," said Eanna Rowe of Waterways Ireland.
The Dublin city canals are mostly used for recreational activities such as boating, canoeing and rowing.
Lyndsay McGregor
Sunday Tribune
www.buckplanning.ie
Airport to reapply for permission for runway after appeal rejection
Dublin Airport is to reapply for planning permission for a second runway after An Bord Pleanála rejected its appeal against operating restrictions.
The airport had sought to fast-track its appeal on the basis that the runway constituted strategic infrastructure, but the planning board did not agree and said the planning application should go back to Fingal County Council. The local council had imposed restrictions on the operation of the second runway between 6am and 7am, and 11pm and midnight.
Vincent Wall, director of communications at Dublin Airport Authority, told travel industry professionals at a TravelMedia lunch last week that the airport’s busiest time was between 6amand 7am. He said Aer Lingus and Ryanair, which were responsible for three-quarters of the traffic at the airport, needed to maximise the use of their fleets, as European airports were an hour ahead.
‘‘You have to build a motorway system for the rush hour, not for the middle of the afternoon,” Wall said.
Wall said the airport was now the 14th-busiest in the world and would handle about 24million passengers this year, compared with 11.8 million in 1998. Last month, 2.3 million passengers passed through the airport, which handled up to 93,000 passengers on its busiest days.
Overall, passenger traffic to the end of August was up 4 per cent, with transatlantic traffic up 25 per cent - largely due to the EU’s new Open Skies policy. ‘‘In 2003, no Poles flew direct from Poland to Dublin,” said Wall. ‘‘This year, one million have come.”
Wall also said that new security channels would be introduced for business travellers when Terminal Two opened in spring 2010. Construction of the new terminal began on October 1 last year, and is proceeding on schedule.
The number of security channels in the airport is likely to rise from 18 to 25 with the opening of the new terminal. There will also be dedicated security channels for families, with play areas for children in the new terminal lounge.
Sunday Business Post
www.buckplanning.ie
The airport had sought to fast-track its appeal on the basis that the runway constituted strategic infrastructure, but the planning board did not agree and said the planning application should go back to Fingal County Council. The local council had imposed restrictions on the operation of the second runway between 6am and 7am, and 11pm and midnight.
Vincent Wall, director of communications at Dublin Airport Authority, told travel industry professionals at a TravelMedia lunch last week that the airport’s busiest time was between 6amand 7am. He said Aer Lingus and Ryanair, which were responsible for three-quarters of the traffic at the airport, needed to maximise the use of their fleets, as European airports were an hour ahead.
‘‘You have to build a motorway system for the rush hour, not for the middle of the afternoon,” Wall said.
Wall said the airport was now the 14th-busiest in the world and would handle about 24million passengers this year, compared with 11.8 million in 1998. Last month, 2.3 million passengers passed through the airport, which handled up to 93,000 passengers on its busiest days.
Overall, passenger traffic to the end of August was up 4 per cent, with transatlantic traffic up 25 per cent - largely due to the EU’s new Open Skies policy. ‘‘In 2003, no Poles flew direct from Poland to Dublin,” said Wall. ‘‘This year, one million have come.”
Wall also said that new security channels would be introduced for business travellers when Terminal Two opened in spring 2010. Construction of the new terminal began on October 1 last year, and is proceeding on schedule.
The number of security channels in the airport is likely to rise from 18 to 25 with the opening of the new terminal. There will also be dedicated security channels for families, with play areas for children in the new terminal lounge.
Sunday Business Post
www.buckplanning.ie
Group challenges Meath council’s area plan
Seventeen developers and landowners in Meath will lodge a joint submission tomorrow urging the local council to revise a controversial area development plan.
All members of the group - who own an estimated 300 acres in the area - have an interest in what are known as the Bryanstown lands.
Those lands had been earmarked for possible development in a major regional planning strategy.
The recent plan, however, reversed that earlier decision. The new plan has also earmarked lands for fast-track development which were previously designated for long-term development.
A number of serious allegations regarding the way in which the planning authority has operated were made to the Taoiseach, Brian Cowen, and minister of state Dick Roche.
Dublin developer Bill Doyle has threatened to take a High Court action over the affair, and Roche wrote to environment minister John Gormley urging him to instigate a probe.
In his letter, Roche said that the proposals which the council came up with clearly disadvantaged some land owners in the area.
Roche, a former environment minister, accused the council of behaving in an ‘‘inexplicable’’ fashion.
The future of Drogheda United FC may also hinge on the final decision.
The club’s management had finalised plans with property developer Bill Doyle, who was to build a new €35 million, 10,000-seater stadium on a site in Bryanstown, in exchange for the club’s existing stadium at United Park.
However, those plans and the proposal to build a link road through the area will be scuppered by the proposed South Drogheda Environs local area plan, which zoned a sizeable part of the Bryanstown area for open space and light industrial use.
Drogheda United, Doyle and a number of Bryanstown landowners claim they were given repeated assurances by the council that it supported the proposed stadium and the rezoning the lands for residential use.
‘‘It was on that basis that we paid €120,000 for the preparation of an area action plan,” said one landowner. ‘‘That was done in consultation with the council in 2003,yetwe have faced continuous obstacles.”
Sunday Business Post
www.buckplanning.ie
All members of the group - who own an estimated 300 acres in the area - have an interest in what are known as the Bryanstown lands.
Those lands had been earmarked for possible development in a major regional planning strategy.
The recent plan, however, reversed that earlier decision. The new plan has also earmarked lands for fast-track development which were previously designated for long-term development.
A number of serious allegations regarding the way in which the planning authority has operated were made to the Taoiseach, Brian Cowen, and minister of state Dick Roche.
Dublin developer Bill Doyle has threatened to take a High Court action over the affair, and Roche wrote to environment minister John Gormley urging him to instigate a probe.
In his letter, Roche said that the proposals which the council came up with clearly disadvantaged some land owners in the area.
Roche, a former environment minister, accused the council of behaving in an ‘‘inexplicable’’ fashion.
The future of Drogheda United FC may also hinge on the final decision.
The club’s management had finalised plans with property developer Bill Doyle, who was to build a new €35 million, 10,000-seater stadium on a site in Bryanstown, in exchange for the club’s existing stadium at United Park.
However, those plans and the proposal to build a link road through the area will be scuppered by the proposed South Drogheda Environs local area plan, which zoned a sizeable part of the Bryanstown area for open space and light industrial use.
Drogheda United, Doyle and a number of Bryanstown landowners claim they were given repeated assurances by the council that it supported the proposed stadium and the rezoning the lands for residential use.
‘‘It was on that basis that we paid €120,000 for the preparation of an area action plan,” said one landowner. ‘‘That was done in consultation with the council in 2003,yetwe have faced continuous obstacles.”
Sunday Business Post
www.buckplanning.ie
Church not told of UNESCO heritage bid
A GOVERNMENT department failed to tell the Church of Ireland landowners of Clonmacnoise monastery that they were applying for World Heritage status for the historic site.
And residents living near the sixth century site said they received "little or no information" about the approach to the United Nations Educational, Scientific and Cultural Organisation (UNESCO). Hundreds of people living in Clonmacnoise, Co Offaly, and surrounding villages have signed a petition demanding to be properly consulted by the Department of the Environment on the bid.
They are worried that a clampdown on planning, farming and burial practices could follow if the monastery receives approval as a World Heritage Site.
"If they wanted the heritage site to proceed properly, they might have first written to us and consulted us -- but it all seems to have been done in undue haste," said Rev Graham Doyle at a public meeting in Clonmacnoise.
"I would like their bid to be successful; but I would also like to say if the bid were successful, something has got to happen about the management of the site which does not infringe upon the rights of the local community or the Church."
Rev Doyle added that there would be a need for a "major rethink" on car parking and access roads that bring tourists to the ancient monastery.
"Because they've not consulted us, I don't know what the end result will be on our community. We (Church of Ireland) have a stake in this and our building is worth just under €1m," he added.
The Department of the Environment has proposed implementing a 'protection zone' around the ancient site -- which stretches into counties Offaly, Westmeath and Roscommon -- and its implications are not yet known.
Eimear Ni Bhraonain
Irish Independent
www.buckplanning.ie
And residents living near the sixth century site said they received "little or no information" about the approach to the United Nations Educational, Scientific and Cultural Organisation (UNESCO). Hundreds of people living in Clonmacnoise, Co Offaly, and surrounding villages have signed a petition demanding to be properly consulted by the Department of the Environment on the bid.
They are worried that a clampdown on planning, farming and burial practices could follow if the monastery receives approval as a World Heritage Site.
"If they wanted the heritage site to proceed properly, they might have first written to us and consulted us -- but it all seems to have been done in undue haste," said Rev Graham Doyle at a public meeting in Clonmacnoise.
"I would like their bid to be successful; but I would also like to say if the bid were successful, something has got to happen about the management of the site which does not infringe upon the rights of the local community or the Church."
Rev Doyle added that there would be a need for a "major rethink" on car parking and access roads that bring tourists to the ancient monastery.
"Because they've not consulted us, I don't know what the end result will be on our community. We (Church of Ireland) have a stake in this and our building is worth just under €1m," he added.
The Department of the Environment has proposed implementing a 'protection zone' around the ancient site -- which stretches into counties Offaly, Westmeath and Roscommon -- and its implications are not yet known.
Eimear Ni Bhraonain
Irish Independent
www.buckplanning.ie
€5m plan to map flood risk
A 3-D map of Dublin city is to be created showing how water flows through the capital's streets to help officials avoid the widespread flooding which hit the city in August.
The ambitious €5m project will show officials the route water takes, and allow them to plan installation of gullies and drains so the water can be removed from the city's streets without causing chaos.
And it will result in developers having to design housing schemes with fewer hard surfaces, which siphon water on to public roads, and with more green areas.
City engineer Tom Leahy said yesterday that "radical" measures would have to be taken to avoid the devastating floods which left parts of the city underwater earlier this year.
"The drainage system in Ireland was built up over time," he said. "The standards were to deal with a normal storm, but we're now at a situation where weather patterns are changing. The amount of rain falling has remained static for years, but it's falling in more intense bursts.
"The 3-D modelling is very advanced, and has never been done elsewhere on the same scale.
"The new thinking is to avoid putting water into the river, but to provide surface routes. We need to think in a radically different way.
"You're more likely to be flooded at the top of a hill because you're more exposed. If you're planning anything, no longer is there low and high risk. Fluvial (river) flooding can hit anywhere, the risks have to be assessed."
Radar
The project, part of an EU-wide Flood Resilient Cities Project, would divide the city into cells and use radar to map each area. Half the €5m cost will be funded by the EU.
For example, in Christchurch water naturally flows down Fishamble Street and into the River Liffey, but it could take a left -- depending on the ground conditions -- and go into the basement of Dublin City Council. The council is also to invest in new high-capacity pumps for use during flood events.
"We're looking at purchasing high-capacity pumps which can pump water 3km away," Mr Leahy said. "You can drive at 30kph and the hose comes out the back. Very few parts of the city are more than 3km from the sea or a river. They cost €1.5m each."
The mapping will show the 'at risk' areas across the city, and could result in a ban on use of tarmac and brick pavements, as they allow water to flow out on the road.
Paul Melia
Irish Independent
www.buckplanning.ie
The ambitious €5m project will show officials the route water takes, and allow them to plan installation of gullies and drains so the water can be removed from the city's streets without causing chaos.
And it will result in developers having to design housing schemes with fewer hard surfaces, which siphon water on to public roads, and with more green areas.
City engineer Tom Leahy said yesterday that "radical" measures would have to be taken to avoid the devastating floods which left parts of the city underwater earlier this year.
"The drainage system in Ireland was built up over time," he said. "The standards were to deal with a normal storm, but we're now at a situation where weather patterns are changing. The amount of rain falling has remained static for years, but it's falling in more intense bursts.
"The 3-D modelling is very advanced, and has never been done elsewhere on the same scale.
"The new thinking is to avoid putting water into the river, but to provide surface routes. We need to think in a radically different way.
"You're more likely to be flooded at the top of a hill because you're more exposed. If you're planning anything, no longer is there low and high risk. Fluvial (river) flooding can hit anywhere, the risks have to be assessed."
Radar
The project, part of an EU-wide Flood Resilient Cities Project, would divide the city into cells and use radar to map each area. Half the €5m cost will be funded by the EU.
For example, in Christchurch water naturally flows down Fishamble Street and into the River Liffey, but it could take a left -- depending on the ground conditions -- and go into the basement of Dublin City Council. The council is also to invest in new high-capacity pumps for use during flood events.
"We're looking at purchasing high-capacity pumps which can pump water 3km away," Mr Leahy said. "You can drive at 30kph and the hose comes out the back. Very few parts of the city are more than 3km from the sea or a river. They cost €1.5m each."
The mapping will show the 'at risk' areas across the city, and could result in a ban on use of tarmac and brick pavements, as they allow water to flow out on the road.
Paul Melia
Irish Independent
www.buckplanning.ie
Plan refused for 60 flats at helicopter crash site
THE owner of a hotel into which a helicopter crashed just over a week ago has been refused planning permission to demolish the building and erect 60 apartments.
The pilot of a privately owned Sikorsky S76 miraculously escaped when the helicopter crash-landed in the car park of the Neptune Hotel and Leisure complex in Bettystown, Co Meath, and burst into flames yards from Colaiste na hInse secondary school, which is housed in the building, on September 18.
But yesterday the hotel's owner Denis Reddan received further bad news when An Bord Pleanala refused his request for permission to demolish the building to make way for apartments. The five-storey scheme would have included nine retail units, two offices and 179 underground parking spaces.
Meath County Council had refused permission for the scheme and An Bord Pleanala yesterday confirmed that decision, claiming the "scale and height" of the plan would "detract" from the town centre.
Paul Melia
Irish Independent
www.buckplanning.ie
The pilot of a privately owned Sikorsky S76 miraculously escaped when the helicopter crash-landed in the car park of the Neptune Hotel and Leisure complex in Bettystown, Co Meath, and burst into flames yards from Colaiste na hInse secondary school, which is housed in the building, on September 18.
But yesterday the hotel's owner Denis Reddan received further bad news when An Bord Pleanala refused his request for permission to demolish the building to make way for apartments. The five-storey scheme would have included nine retail units, two offices and 179 underground parking spaces.
Meath County Council had refused permission for the scheme and An Bord Pleanala yesterday confirmed that decision, claiming the "scale and height" of the plan would "detract" from the town centre.
Paul Melia
Irish Independent
www.buckplanning.ie
Oral hearing on Clare golf club plans
CLARE COUNTY Council has announced that it is to hold an oral hearing into contentious plans to extinguish a right of way across the 4th and 14th fairways at the €150 million Doonbeg golf resort.
The move by the council is the latest bid to resolve a long-running row over the disputed vehicular right of way that has involved two separate High Court actions.
However, the plan to extinguish the right of way is facing opposition from senior members of Clare County Council, including Clare's mayor, Cllr Madeleine Taylor Quinn (FG).
In one of 16 submissions on the proposal to eliminate the right of way, Cllr Taylor Quinn is proposing that a tunnel be built under the course to provide access to the beach.
Cllr Taylor Quinn is supported by leader of the council's Fianna Fáil group, Cllr PJ Kelly who said that a pre-cast tunnel under the fairway would be the best solution.
The move that sparked the current dispute was Doonbeg golf club erecting in 2004 a 2m high wall across the disputed right of way in 2004. One year later, An Bord Pleanála ruled that the golf club acted illegally in building the wall without planning permission.
As a result, the council issued Doonbeg golf club with a warning letter over the construction of the wall. However, a stay was put on the action following Doonbeg golf club applying for judicial review proceedings of An Bord Pleanála decision.
The compromise solution now put forward by the council involves the disputed right of way being extinguished and it being replaced with an alternative right of way close to the existing one.
The oral hearing is to take place in Doonbeg on October 1st and 2nd next at Doonbeg community hall.
A spokesman for Doonbeg golf club said yesterday that the club is pleased that the oral hearing is to be held.
The Irish Times
www.buckplanning.ie
The move by the council is the latest bid to resolve a long-running row over the disputed vehicular right of way that has involved two separate High Court actions.
However, the plan to extinguish the right of way is facing opposition from senior members of Clare County Council, including Clare's mayor, Cllr Madeleine Taylor Quinn (FG).
In one of 16 submissions on the proposal to eliminate the right of way, Cllr Taylor Quinn is proposing that a tunnel be built under the course to provide access to the beach.
Cllr Taylor Quinn is supported by leader of the council's Fianna Fáil group, Cllr PJ Kelly who said that a pre-cast tunnel under the fairway would be the best solution.
The move that sparked the current dispute was Doonbeg golf club erecting in 2004 a 2m high wall across the disputed right of way in 2004. One year later, An Bord Pleanála ruled that the golf club acted illegally in building the wall without planning permission.
As a result, the council issued Doonbeg golf club with a warning letter over the construction of the wall. However, a stay was put on the action following Doonbeg golf club applying for judicial review proceedings of An Bord Pleanála decision.
The compromise solution now put forward by the council involves the disputed right of way being extinguished and it being replaced with an alternative right of way close to the existing one.
The oral hearing is to take place in Doonbeg on October 1st and 2nd next at Doonbeg community hall.
A spokesman for Doonbeg golf club said yesterday that the club is pleased that the oral hearing is to be held.
The Irish Times
www.buckplanning.ie
Oral hearing against Beacon hospital plan
THE ORAL hearing into a proposed €242 million co-located private hospital in Cork begins today. Beacon Medical Group (BMG) intends to build a 185-bed private hospital on the Cork University Hospital (CUH)campus.
The hospital would create 511 full-time jobs, it is claimed.
The plan was given the go ahead by Cork City Council in March despite 140 objections from a number of local residents and area politicians including Green Party Senator Dan Boyle, Cllr Chris O’Leary and Socialist Party Cllr Mick Barry.
Senator Boyle said the location of the hospital was ill advised because of the “considerable existing difficulties in terms of parking and traffic in the Wilton area”. The list of objectors to the project also included two Fianna Fáil TDs, Minister for Enterprise Micheál Martin and Michael McGrath, who said they were objecting because local infrastructure would not be able to cope. Mr Martin said the project wasn’t sustainable on the Wilton campus.
Opponents to the project have also expressed concern about the scale and density of the five-storey building on the medical campus as well as anxiety about possible increases in traffic levels.
However, BMG has repeatedly stated its commitment to working with local politicians and residents in Wilton/Bishop- stown to implement measures to alleviate traffic concerns at the CUH campus.
An Bord Pleanála has scheduled a four-day oral hearing at the Cork International Airport Hotel for the appeal against the granting of planning permission for the hospital.
Parties expected to give evidence at the hearing include the Laburnum/Wilton Residents Association, former president of the Irish Medical Organisation, Dr Christine O’Malley, Beacon Medical Group and local politicians.
The Beacon Medical Group was founded by cardio-thoracic surgeon Prof J Mark Redmond and businessmen Michael Cullen and Paddy Shovlin in 2002.
A decision on the project is not expected until November. Co-location is a Government policy of developing private hospitals on the grounds of public hospitals.
The aim is to enable private patients to ‘migrate’ from public hospitals on the same site, freeing up capacity for public patients.
The Irish Times
www.buckplanning.ie
The hospital would create 511 full-time jobs, it is claimed.
The plan was given the go ahead by Cork City Council in March despite 140 objections from a number of local residents and area politicians including Green Party Senator Dan Boyle, Cllr Chris O’Leary and Socialist Party Cllr Mick Barry.
Senator Boyle said the location of the hospital was ill advised because of the “considerable existing difficulties in terms of parking and traffic in the Wilton area”. The list of objectors to the project also included two Fianna Fáil TDs, Minister for Enterprise Micheál Martin and Michael McGrath, who said they were objecting because local infrastructure would not be able to cope. Mr Martin said the project wasn’t sustainable on the Wilton campus.
Opponents to the project have also expressed concern about the scale and density of the five-storey building on the medical campus as well as anxiety about possible increases in traffic levels.
However, BMG has repeatedly stated its commitment to working with local politicians and residents in Wilton/Bishop- stown to implement measures to alleviate traffic concerns at the CUH campus.
An Bord Pleanála has scheduled a four-day oral hearing at the Cork International Airport Hotel for the appeal against the granting of planning permission for the hospital.
Parties expected to give evidence at the hearing include the Laburnum/Wilton Residents Association, former president of the Irish Medical Organisation, Dr Christine O’Malley, Beacon Medical Group and local politicians.
The Beacon Medical Group was founded by cardio-thoracic surgeon Prof J Mark Redmond and businessmen Michael Cullen and Paddy Shovlin in 2002.
A decision on the project is not expected until November. Co-location is a Government policy of developing private hospitals on the grounds of public hospitals.
The aim is to enable private patients to ‘migrate’ from public hospitals on the same site, freeing up capacity for public patients.
The Irish Times
www.buckplanning.ie
Neighbour appeals Flatley home refusal
A NEIGHBOURING landowner and property developer has appealed the decision by Kerry Co Council to refuse the dancer Michael Flatley permission to build a large cottage on an island in Kenmare Bay, Co Kerry.
However, Mr Flatley of Castlehyde, Fermoy, Co Cork has not appealed the decision by the council last month to turn down his application for what his consultants described as "a modest" 9,100sq ft cottage on a 56 acre-site on the eastern tip of Rossmore Island. It is understood the appeal is without the dancer's consent.
The island, between Sneem and Kenmare, is connected by bridge to the mainland. The house is intended as a second home for Mr Flatley. The proposal for an L-shaped structure, included guest and staff quarters as well as substantial family quarters, courtyard, fountain and garages. It would have seen the demolition of an existing farmhouse.
In August, planners refused the application because of design, scale and visibility, as well as contravention of the Kerry County Development Plan.
Frank Fallon, who is renovating a property on Rossmore Island, has made a lengthy submission to An Bord Pleanála, arguing the refusal should be overturned.
Mr Fallon, who has an address at Newtownshandrom, Charleville, Co Cork and is also based in London, has told the board the project would inject a huge amount of enthusiasm and culture into the local area.
Mr Flatley and his family would provide much needed local employment, he claimed.
"Quite honestly I am absolutely astonished and equally underwhelmed that Kerry Co Council could possibly allow such a valued client to slip through their fingers," Mr Fallon writes.
A spokesman for Mr Fallon said his client would like to ensure Mr Flatley got permission for the land next door to himself. Mr Fallon also wanted some issues clarified, he said.
The Irish Times
www.buckplanning.ie
However, Mr Flatley of Castlehyde, Fermoy, Co Cork has not appealed the decision by the council last month to turn down his application for what his consultants described as "a modest" 9,100sq ft cottage on a 56 acre-site on the eastern tip of Rossmore Island. It is understood the appeal is without the dancer's consent.
The island, between Sneem and Kenmare, is connected by bridge to the mainland. The house is intended as a second home for Mr Flatley. The proposal for an L-shaped structure, included guest and staff quarters as well as substantial family quarters, courtyard, fountain and garages. It would have seen the demolition of an existing farmhouse.
In August, planners refused the application because of design, scale and visibility, as well as contravention of the Kerry County Development Plan.
Frank Fallon, who is renovating a property on Rossmore Island, has made a lengthy submission to An Bord Pleanála, arguing the refusal should be overturned.
Mr Fallon, who has an address at Newtownshandrom, Charleville, Co Cork and is also based in London, has told the board the project would inject a huge amount of enthusiasm and culture into the local area.
Mr Flatley and his family would provide much needed local employment, he claimed.
"Quite honestly I am absolutely astonished and equally underwhelmed that Kerry Co Council could possibly allow such a valued client to slip through their fingers," Mr Fallon writes.
A spokesman for Mr Fallon said his client would like to ensure Mr Flatley got permission for the land next door to himself. Mr Fallon also wanted some issues clarified, he said.
The Irish Times
www.buckplanning.ie
Impact of Ballsbridge scheme 'minimal', hearing told
The combined effect on traffic of Sean Dunne’s development on the former Jury's and Berkeley Court hotels site in Ballsbridge and the proposed high density scheme on the neighbouring Veterinary College site would be “minimal”, An Bord Pleanála has been told.
Developer Ray Grehan of Glenkerrin Homes is seeking to build a 15-storey tower, apartments, office blocks, shops and cultural centre on a 40,000sq m site adjacent to the hotels site. The development was the subject of an oral hearing earlier this year and is currently awaiting the decision of the board.
Mr Dunne’s traffic expert Donal McDaid of Arup consulting this morning told the An Bord Pleanála hearing on the hotel site development, which also includes plans for offices, apartment, shops and cultural buildings, that he had analysed the combined traffic from both sites.
“The relative cumulative impact is minimal in terms of the average length of queuing and the degree of saturation, that is the ratio of flow to capacity on the road.”
Mr McDaid was replying to cross examination from Dublin City Council’s legal representative John Gallagher, who asked if the roads surrounding the site were already at capacity.
Mr McDaid said that in his view they were not.
There were some “flash periods” of congestion but the city council had the technology to deal with this through its traffic control systems and could in the future “penalise” the development’s traffic in favour of vehicles using the main routes from the city.
Irishtimes.com
www.buckplanning.ie
Developer Ray Grehan of Glenkerrin Homes is seeking to build a 15-storey tower, apartments, office blocks, shops and cultural centre on a 40,000sq m site adjacent to the hotels site. The development was the subject of an oral hearing earlier this year and is currently awaiting the decision of the board.
Mr Dunne’s traffic expert Donal McDaid of Arup consulting this morning told the An Bord Pleanála hearing on the hotel site development, which also includes plans for offices, apartment, shops and cultural buildings, that he had analysed the combined traffic from both sites.
“The relative cumulative impact is minimal in terms of the average length of queuing and the degree of saturation, that is the ratio of flow to capacity on the road.”
Mr McDaid was replying to cross examination from Dublin City Council’s legal representative John Gallagher, who asked if the roads surrounding the site were already at capacity.
Mr McDaid said that in his view they were not.
There were some “flash periods” of congestion but the city council had the technology to deal with this through its traffic control systems and could in the future “penalise” the development’s traffic in favour of vehicles using the main routes from the city.
Irishtimes.com
www.buckplanning.ie
Conservation expert denies bias
THE LEGAL representative for 21 appellants opposing Sean Dunne’s plans for Ballsbridge has accused a conservation expert engaged by Mr Dunne of lacking impartiality and “holding a brief for the developer”.
Architect David Slattery wrote the architectural conservation report submitted as part of the environmental impact statement (EIS) for Mr Dunne’s planning application.
Counsel for 21 local residents opposing the development, Colm Mac Eochaidh told the An Bord Pleanála hearing on the scheme that under the rules of the EIS process the conservation report must consider negative impacts of a development as well as positive and neutral impacts. However Mr Slattery had ignored any potential negative impacts of the scheme, he said.
Mr Slattery in his report had emphasised the negative impact on the area’s architectural heritage of the 1960s and 1970s buildings on and near the site, and had used this to justify Mr Dunne’s development, Mr Mac Eochaidh said. He had not considered the negative impact of Mr Dunne’s development, but had written a “partial, limited, client-serving” report, he said.
“You were holding a brief for the developer,” Mr Mac Eochaidh said. “That is almost offensive,” Mr Slattery replied.
Mr Mac Eochaidh asked if Mr Slattery felt he had been completely independent in writing his report. “In any sense were you seeking to promote the merit of Mr Dunne’s proposal?” he asked.
Mr Slattery said he had been completely impartial in writing his report.
Mr Mac Eochaidh suggested that Mr Slattery’s services had been engaged too late in the process to have any influence over the development.
“When an expert is brought in at the end of the process impartiality is a problem. If you said ‘this is a terrible proposition for the Pepper Canister Church [on Mount Street]’ they couldn’t lop off a couple of storeys two weeks before the planning application was made. You were consulted too late.” Mr Slattery said it might have been more valuable if he had been consulted at an earlier stage. However, he said that did not affect the integrity of his report.
“What is most important is that my impartiality has not in any way been compromised.”
Earlier the hearing was told that the combined effect on traffic of Sean Dunne’s development and the proposed high-density scheme on the neighbouring Veterinary College site would be “minimal”.
Developer Ray Grehan is seeking to build a 15-storey tower, apartments, office blocks, shops and cultural centre adjacent to the hotel site. The development was the subject of an oral hearing earlier this year and is awaiting the decision of the board.
Mr Dunne’s traffic expert, Donal McDaid of Arup Consulting, said the impact on congestion would be minimal.
The Irish Times
www.buckplanning.ie
Architect David Slattery wrote the architectural conservation report submitted as part of the environmental impact statement (EIS) for Mr Dunne’s planning application.
Counsel for 21 local residents opposing the development, Colm Mac Eochaidh told the An Bord Pleanála hearing on the scheme that under the rules of the EIS process the conservation report must consider negative impacts of a development as well as positive and neutral impacts. However Mr Slattery had ignored any potential negative impacts of the scheme, he said.
Mr Slattery in his report had emphasised the negative impact on the area’s architectural heritage of the 1960s and 1970s buildings on and near the site, and had used this to justify Mr Dunne’s development, Mr Mac Eochaidh said. He had not considered the negative impact of Mr Dunne’s development, but had written a “partial, limited, client-serving” report, he said.
“You were holding a brief for the developer,” Mr Mac Eochaidh said. “That is almost offensive,” Mr Slattery replied.
Mr Mac Eochaidh asked if Mr Slattery felt he had been completely independent in writing his report. “In any sense were you seeking to promote the merit of Mr Dunne’s proposal?” he asked.
Mr Slattery said he had been completely impartial in writing his report.
Mr Mac Eochaidh suggested that Mr Slattery’s services had been engaged too late in the process to have any influence over the development.
“When an expert is brought in at the end of the process impartiality is a problem. If you said ‘this is a terrible proposition for the Pepper Canister Church [on Mount Street]’ they couldn’t lop off a couple of storeys two weeks before the planning application was made. You were consulted too late.” Mr Slattery said it might have been more valuable if he had been consulted at an earlier stage. However, he said that did not affect the integrity of his report.
“What is most important is that my impartiality has not in any way been compromised.”
Earlier the hearing was told that the combined effect on traffic of Sean Dunne’s development and the proposed high-density scheme on the neighbouring Veterinary College site would be “minimal”.
Developer Ray Grehan is seeking to build a 15-storey tower, apartments, office blocks, shops and cultural centre adjacent to the hotel site. The development was the subject of an oral hearing earlier this year and is awaiting the decision of the board.
Mr Dunne’s traffic expert, Donal McDaid of Arup Consulting, said the impact on congestion would be minimal.
The Irish Times
www.buckplanning.ie
Leisure centre nightclub and Dracula site face demolition
THE OWNERS of a leisure centre on Clontarf Road, Dublin, may have to demolish extensive portions of the premises on foot of a decision by An Bord Pleanála to refuse planning permission for their retention.
Westwood Leisure Centre had sought retrospective approval to retain numerous alterations and extensions to the premises, including a licensed nightclub known as Bar Code, which local residents maintain is a constant source of noise and nuisance.
The appeals board upheld Dublin City Council's decision to grant permission for the retention of elements of the complex, including a health clinic, entrance lobby, offices and storage on the basis that these were ancillary to its use as a leisure centre.
But the board upheld the council's decision to refuse permission for other extensions which were all built without planning approval.
The board specified in its ruling that the elements being retained "shall not be used at any time for the sale or consumption of intoxicating liquor".
The board also refused permission to Templeville Developments Ltd, owners of the Westwood complex, which boasts that it provided Ireland's first 50-metre swimming pool, to retain a Bram Stoker museum called the "Dracula Experience".
The leisure centre is located near Marino Crescent, where Dracula author Bram Stoker was born.
Templeville Developments, which is controlled by businessman Phillip Smyth, also operates leisure centres in Leopardstown and Sandymount.
Local residents have opposed Bar Code's licence and monthly special exemptions in the District Court. The Garda also opposed these exemptions on two recent occasions and Dublin City Council opposed the yearly licence renewal last year, all without success.
Residents of Clontarf Road, lower Howth Road and Marino Crescent told the board they can clearly hear the "thud, thud, bang, bang beat of amplified disco/rave/techno music four nights a week, waking our children and disrupting family life, resulting in severe sleep deprivation".
They also complained of "chaos" when the nightclub finally closes its doors after 2.30am, disgorging up to 1,300 young people, most of whom have been drinking for several hours, onto the junction of Clontarf Road and Howth Road in search of taxis.
One local resident, Stephen Moran, told An Bord Pleanála that this "causes incredible traffic noise and congestion with a cacophony of cars horns screeching, cat calling, doors banging, screaming and singing as patrons weave their way across the road.
"Sometimes, there can be a shortage of taxis or people linger during summertime or else set off on foot up the Howth Road or along the Crescent, urinating, vomiting, overturning bins, fighting, breaking wing mirrors, singing and shouting as they go," said Mr Moran.
"The waste of Garda time, manpower and scarce resources in policing this unauthorised development is also worth noting as Clontarf Garda station confirm that it requires five uniformed gardaí and a Garda sergeant and a wagon to police Bar Code four nights a week," he said.
An Bord Pleanála planning inspector Fiona Fair recommended that all of the unauthorised elements of the Westwood Leisure Centre which Templeville Developments was seeking to retain should be refused on the basis of its planning history and local objections.
"It appears that the proposed development relates to a site, the use of which is unauthorised, for the carrying on of 'Bar Code', a licensed premises for the sale and consumption of alcoholic liquor," she said, adding that any retention would consolidate this use.
Although the board decided to grant retrospective permission for uses ancillary to the leisure centre as well as one of a total of 15 shipping containers on the site - used to house a combined heat and power plant - it rejected other elements, including Bar Code.
"When taken in conjunction with existing permitted development, [this would] constitute over-development of the site and would be contrary to zoning objective Z9 'to protect, provide and improve recreation amenity and open space'," the board said.
Efforts to contact Templeville Developments for comment on An Bord Pleanála's decision were unsuccessful.
The Irish Times
www.buckplanning.ie
Westwood Leisure Centre had sought retrospective approval to retain numerous alterations and extensions to the premises, including a licensed nightclub known as Bar Code, which local residents maintain is a constant source of noise and nuisance.
The appeals board upheld Dublin City Council's decision to grant permission for the retention of elements of the complex, including a health clinic, entrance lobby, offices and storage on the basis that these were ancillary to its use as a leisure centre.
But the board upheld the council's decision to refuse permission for other extensions which were all built without planning approval.
The board specified in its ruling that the elements being retained "shall not be used at any time for the sale or consumption of intoxicating liquor".
The board also refused permission to Templeville Developments Ltd, owners of the Westwood complex, which boasts that it provided Ireland's first 50-metre swimming pool, to retain a Bram Stoker museum called the "Dracula Experience".
The leisure centre is located near Marino Crescent, where Dracula author Bram Stoker was born.
Templeville Developments, which is controlled by businessman Phillip Smyth, also operates leisure centres in Leopardstown and Sandymount.
Local residents have opposed Bar Code's licence and monthly special exemptions in the District Court. The Garda also opposed these exemptions on two recent occasions and Dublin City Council opposed the yearly licence renewal last year, all without success.
Residents of Clontarf Road, lower Howth Road and Marino Crescent told the board they can clearly hear the "thud, thud, bang, bang beat of amplified disco/rave/techno music four nights a week, waking our children and disrupting family life, resulting in severe sleep deprivation".
They also complained of "chaos" when the nightclub finally closes its doors after 2.30am, disgorging up to 1,300 young people, most of whom have been drinking for several hours, onto the junction of Clontarf Road and Howth Road in search of taxis.
One local resident, Stephen Moran, told An Bord Pleanála that this "causes incredible traffic noise and congestion with a cacophony of cars horns screeching, cat calling, doors banging, screaming and singing as patrons weave their way across the road.
"Sometimes, there can be a shortage of taxis or people linger during summertime or else set off on foot up the Howth Road or along the Crescent, urinating, vomiting, overturning bins, fighting, breaking wing mirrors, singing and shouting as they go," said Mr Moran.
"The waste of Garda time, manpower and scarce resources in policing this unauthorised development is also worth noting as Clontarf Garda station confirm that it requires five uniformed gardaí and a Garda sergeant and a wagon to police Bar Code four nights a week," he said.
An Bord Pleanála planning inspector Fiona Fair recommended that all of the unauthorised elements of the Westwood Leisure Centre which Templeville Developments was seeking to retain should be refused on the basis of its planning history and local objections.
"It appears that the proposed development relates to a site, the use of which is unauthorised, for the carrying on of 'Bar Code', a licensed premises for the sale and consumption of alcoholic liquor," she said, adding that any retention would consolidate this use.
Although the board decided to grant retrospective permission for uses ancillary to the leisure centre as well as one of a total of 15 shipping containers on the site - used to house a combined heat and power plant - it rejected other elements, including Bar Code.
"When taken in conjunction with existing permitted development, [this would] constitute over-development of the site and would be contrary to zoning objective Z9 'to protect, provide and improve recreation amenity and open space'," the board said.
Efforts to contact Templeville Developments for comment on An Bord Pleanála's decision were unsuccessful.
The Irish Times
www.buckplanning.ie
Backers claim co-located hospital will mean more beds for public patients
PROMOTERS OF a new €242 million co-located private hospital in Cork yesterday promised that it would free up beds in Cork University Hospital, but opponents of the plan claimed it will lead to serious traffic congestion and parking problems in the area.
An Bord Pleanála began the oral hearing yesterday into the proposal by the Beacon Medical Group for a six storey 183-bed private hospital at the northeastern corner of the grounds of Cork University Hospital (CUH) in Wilton on Cork’s southside.
According to Beacon, the proposed hospital will comprise 175 single rooms and eight critical care unit beds and six operating theatres along with full diagnostics incorporating almost €26 million worth of new generation equipment as well as 713 car spaces of which 390 are new. The proposed hospital will be operated under the terms of a joint initiative by Beacon and its US partner, the University of Pittsburgh Medical Centre which has revenues of nearly $7 billion (€4.7 billion) and currently operates the Beacon Hospital in Sandyford, Dublin.
Tom Finn, project director HSE co-location initiative, said that the Beacon hospital will be required to accept all patients from public hospitals on a 24/7 basis while it will also be required to provide all services currently available at CUH.
He said there are currently some 3,357 staff working at CUH and Cork University Maternity Hospital while the Beacon hospital will bring another 500 staff on to the site, but the maximum that will be on the campus at any one time will be 2,230 because many will be working shifts.
The aim of the co-location policy was to free up some 1,000 beds for public patients and the HSE looked at a number of hospitals in the Cork area but CUH was the only one to meet all the criteria in terms of its strategic position within the overall acute services and private bed stock.
CUH orthopaedic surgeon Dr Mark Dolan said the hospital is working beyond its capacity and more single room beds which minimise the risk of infection are required. The co-located hospital is the only way to provide the extra facilities in as short a time as possible, he said.
Green Party councillor Chris O’Leary said the Beacon facility would add significantly to traffic problems in an area which is already congested, resulting in unauthorised parking which would disrupt local residents.
Mr O’Leary said the development would take up valuable space on a site which is restricted by an Irish Aviation Authority guidance that requires no further development on the main route for Cork Airport which runs over the western side of the campus.
Eamon Cashell, chairman of the Laburnum/Wilton Residents Association, told the hearing that the choice of site within the CUH campus was the farthest from the hospital entrance on Bishopstown Road and thus likely to lead to greater traffic.
It was also the site closest to houses and while Beacon had laid great emphasis on the design, it remained a large structure being 153m long and 23m high. “Its sheer scale outside our back doors that causes our angst that has us here today,” he said.
Cllr Mick Barry of the Socialist Party questioned who would control the buildings and lands in the event of the collapse of the project at some future date. He asked whether the banks could end up controlling the development.
The Irish Times
www.buckplanning.ie
An Bord Pleanála began the oral hearing yesterday into the proposal by the Beacon Medical Group for a six storey 183-bed private hospital at the northeastern corner of the grounds of Cork University Hospital (CUH) in Wilton on Cork’s southside.
According to Beacon, the proposed hospital will comprise 175 single rooms and eight critical care unit beds and six operating theatres along with full diagnostics incorporating almost €26 million worth of new generation equipment as well as 713 car spaces of which 390 are new. The proposed hospital will be operated under the terms of a joint initiative by Beacon and its US partner, the University of Pittsburgh Medical Centre which has revenues of nearly $7 billion (€4.7 billion) and currently operates the Beacon Hospital in Sandyford, Dublin.
Tom Finn, project director HSE co-location initiative, said that the Beacon hospital will be required to accept all patients from public hospitals on a 24/7 basis while it will also be required to provide all services currently available at CUH.
He said there are currently some 3,357 staff working at CUH and Cork University Maternity Hospital while the Beacon hospital will bring another 500 staff on to the site, but the maximum that will be on the campus at any one time will be 2,230 because many will be working shifts.
The aim of the co-location policy was to free up some 1,000 beds for public patients and the HSE looked at a number of hospitals in the Cork area but CUH was the only one to meet all the criteria in terms of its strategic position within the overall acute services and private bed stock.
CUH orthopaedic surgeon Dr Mark Dolan said the hospital is working beyond its capacity and more single room beds which minimise the risk of infection are required. The co-located hospital is the only way to provide the extra facilities in as short a time as possible, he said.
Green Party councillor Chris O’Leary said the Beacon facility would add significantly to traffic problems in an area which is already congested, resulting in unauthorised parking which would disrupt local residents.
Mr O’Leary said the development would take up valuable space on a site which is restricted by an Irish Aviation Authority guidance that requires no further development on the main route for Cork Airport which runs over the western side of the campus.
Eamon Cashell, chairman of the Laburnum/Wilton Residents Association, told the hearing that the choice of site within the CUH campus was the farthest from the hospital entrance on Bishopstown Road and thus likely to lead to greater traffic.
It was also the site closest to houses and while Beacon had laid great emphasis on the design, it remained a large structure being 153m long and 23m high. “Its sheer scale outside our back doors that causes our angst that has us here today,” he said.
Cllr Mick Barry of the Socialist Party questioned who would control the buildings and lands in the event of the collapse of the project at some future date. He asked whether the banks could end up controlling the development.
The Irish Times
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Ballsbridge architect accused of 'cynical' design
The Danish architect behind Sean Dunne’s high-rise tower for Ballsbridge was today accused of being “cynical” in his design of the site.
Ulrik Rysse of Hennig-Larsen designed the mixed-use commercial, residential and office development, which included a 37-storey, 136-metre tower for the site of the former Jury’s and Berkeley Court hotels.
Mr Rysse told the the An Bord Pleanala hearing on the development that he had originally designed a 32-storey, 119-metre tower for the site because Dublin Spire architect Ian Ritchie was on the judging panel for the Ballsbridge scheme.
Mr Rysse thought that Mr Ritchie would not choose a building taller than the Spire.
Michael O’Donnell, counsel for billionaire businessman Dermot Desmond, who opposes the development, said that Mr Rysse was more motivated by placating judges than design principles.
“The motivation guiding you was the most cynical of exercises merely to placate one of the adjudicators,” Mr O’Donnell said.
Mr Rysse said he merely had regard for the Spire as a possible idea for heights in Dublin.
The hearing continues.
Irishtimes.com
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Ulrik Rysse of Hennig-Larsen designed the mixed-use commercial, residential and office development, which included a 37-storey, 136-metre tower for the site of the former Jury’s and Berkeley Court hotels.
Mr Rysse told the the An Bord Pleanala hearing on the development that he had originally designed a 32-storey, 119-metre tower for the site because Dublin Spire architect Ian Ritchie was on the judging panel for the Ballsbridge scheme.
Mr Rysse thought that Mr Ritchie would not choose a building taller than the Spire.
Michael O’Donnell, counsel for billionaire businessman Dermot Desmond, who opposes the development, said that Mr Rysse was more motivated by placating judges than design principles.
“The motivation guiding you was the most cynical of exercises merely to placate one of the adjudicators,” Mr O’Donnell said.
Mr Rysse said he merely had regard for the Spire as a possible idea for heights in Dublin.
The hearing continues.
Irishtimes.com
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Locals appeal 178 homes in D9
WENSTON PROPERTIES faces a challenge from All Hallows Area Association over its proposal to build 178 apartments in eight blocks at Carberry Road off Glandore Road, Dublin 9.
The directors of Wenston Properties are Liam Mounsey and Thomas Farrell. In its appeal to An Bord Pleanála the association says the apartment block doesn't blend in with local houses and says there is a lack of recreational space for apartment dwellers. They also maintain the scheme isn't child-friendly as some communal space is "beside the entrance/exit road on site".
The Irish Times
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The directors of Wenston Properties are Liam Mounsey and Thomas Farrell. In its appeal to An Bord Pleanála the association says the apartment block doesn't blend in with local houses and says there is a lack of recreational space for apartment dwellers. They also maintain the scheme isn't child-friendly as some communal space is "beside the entrance/exit road on site".
The Irish Times
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Farnham plan appealed
AN TAISCE has appealed a proposal by Derrygid Ltd for 52 houses at Farnham Demesne, Co Cavan.
It says the proposal would contravene the provision of the Granada Convention, the European Landscape Convention and the Florence charter with regard to historic landscapes and says the parkland is an inextricable part of Farnham's character. It says the development capacity of the estate "has already been exceeded".
An appeal by Paddock Residents Association at Farnham says: "We would submit that these, as yet unoccupied houses, do not appear to meet any identifiable need for housing in a rural area."
Irish Times
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It says the proposal would contravene the provision of the Granada Convention, the European Landscape Convention and the Florence charter with regard to historic landscapes and says the parkland is an inextricable part of Farnham's character. It says the development capacity of the estate "has already been exceeded".
An appeal by Paddock Residents Association at Farnham says: "We would submit that these, as yet unoccupied houses, do not appear to meet any identifiable need for housing in a rural area."
Irish Times
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Development guide
A selective guide to developments in your area
An Bord Pleanala
APPEALS
Location: Farnham, Derrygid, Paddock, Drumullan and Drumlaunaght, Co Cavan. Proposed development: 52 houses and site works. Farnham House, gate lodge demesne wall and grand gates are protected structures. Applicant: Derrygid Ltd. Appellant(s): George Tutty, An Taisce, Farnham Residents Association.
Location: site at Carberry Road, (off Glandore Road), Dublin 9. Proposed development: 178 residential units, crèche and site works. Applicant: Wenston Properties Ltd. Appellant(s): All Hallows Area Association.
Location: lands at Leeson Lane and Quinns Lane, Dublin 2. Proposed development: 290-room hotel and relocation within the site of former dispensary building and all site works. Applicant: Holbein Development Ltd. Appellant(s): Corgreen Estates Management Ltd.
Location: River House, 21-25 Chancery street, Dublin 7. Proposed development: office building from seven to 11 storeys with 21 car-parking spaces and site works. Applicant: Linders of Smithfield Ltd. Appellant(s): Bill Duggan, Danny Pender, An Taisce, Michael and Marie Hughes.
Location: Rosary Lane, Pollnarooma East, Galway. Proposed development: 122 residential units, crèche and car-parking. The site contains protected structures. Applicant: Sisters of Mercy - Western Province. Appellant(s): Devon Court Residents Association, Mairead Coneely and Joe Maguire, Scoil Rois Parents Association, Devon Gardens and Devon Park Residents Association, CGH Management Company Ltd, Frank Graham and Anne Graham, Marie and Michael Ruane, Sybil Curley and MacCon Keane, Bernadette Gannon, Catherine and Michael Brennan, An Taisce (Galway Association), Peter Crowley, Sisters of Mercy.
Location: Tralee Racecourse, Ballybeggan, Tralee, Co Kerry. Proposed development: neighbourhood centre of four retail units, convenience store, bar, 91 residential units, GAA stadium and site works. Applicant: John Casey Project Management Ltd. Appellant(s): Eddie Barrett, Nora King.
Location: former Nemo Rangers GAA ground, South Douglas Road and Former FCA premises, Douglas Road, Cork. Proposed development: 78 houses, 28 apartments, two ESB stations, re-alignment of exit of laneway to rear of Beechwood Place. Applicant: John Fleming. Appellant(s): Colin Murray, Brian and Joan Lynch and others, Gus O'Carroll, Byron Treacy, Michael and Gillian O'Shea, Kenny Group Cork, Eva O'Sullivan, Eva and Louise Andrews.
DECISION TO GRANT
Location: 55 & 57 Naas Road, Dublin 12 (protected structure). Proposed development: demolish extension and shed for office extension and new apartment building comprising 10 units and alter and extend No. 57 to comprise two apartments. Applicant: John Cousins (with conditions).
Location: Clyde House, Raglan House, Elgin House and Anglesea House, Dublin 4. Proposed development: refurbish, alter and extend four residential blocks for 20 apartments and site works. New two-storey building with two two-bed and two one-bed apartments. Applicant: Ballsbridge Court Management (with conditions).
Location: Grattan Lodge access road, off Hole in the Wall Road, Dublin 13. Proposed development: 41 dwellings and site works. Applicant: Gannon Homes Ltd (with revised conditions)
Location: 25/27 Drumcondra Road Upper, Drumcondra, Dublin 9. Proposed development: 50 apartments, retail unit and site works. Applicant: Glencullen Developments Ltd (with revised conditions).
DECISION TO REFUSE
Location: lands fronting onto Bridge Street, Balbriggan, Co Dublin. Proposed development: demolish all buildings on site for 41 retail units, an office/medical centre, 49 residential units and site works. Applicant: Millbank Developments Ltd.
Location: Malahide Road and Baskin Lane, Kinsaley, Barony of Coolock, Co Dublin. Proposed development: 30 detached and semi-detached houses and site works. Applicant: Alhans Ltd.
Location: AIB Bankcentre, Ballsbridge, Dublin 4. Proposed development: block to east of Block F comprising office and ancillary floor space and site works. Applicant: AIB Plc.
Location: site known as C and D, Western Retail Park, Blanchardstown centre, Coolmine, Dublin 15. Proposed development: eight-storey retail and commercial development. Applicant: Green Property Ltd.
Location: lands to the east of Kinsealy Lane, Malahide, Co Dublin. Proposed development: 90 houses, crèche and site works. Applicant: Birchwell Ltd.
Location: Donaghy's Mill, Trinity Street, Drogheda, Co Louth (protected structures). Proposed development: 82 residential units, crèche, restaurant/café, non-retail service unit, offices and site works. Applicant: The Donaghy's Mill Co Ownership.
Location: Priory Demesne, Templemore, Co Tipperary. Proposed development: 280 housing units and site works. Applicant: James Cummins and Michael Walsh.
Dublin City Council
APPLICATIONS
Location: The Walled Garden, Ashtown Visitor Centre, Phoenix Park, Dublin 8 (protected structure). Proposed development: reconstruct single storey horticultural buildings for public exhibition use; reconstruct horticultural greenhouses; reconstruct conservatory; re-open blocked-up gateway. Applicant: The Commissioners of Public Works.
Location: former Grand Cinema, 396-402 Collins Avenue, Whitehall, Dublin 9. Proposed development: demolish former cinema and retain front façade for two ground floor retail units, 16 residential units (two one-bed, eight two-bed and six three-bed units) and underground car-parking for 32 cars. Applicant: Cowra.
Location: Brickfield Lane, Dublin 8. The proposed development involves two separate sites at either end of Brickfield Lane, one at the junction with Cork Street and the other at the junction with Brown Street South. Proposed development: demolish all structures on sites (with the exception of the western rubble boundary wall forming part of the adjoining Bru Chaiomhin complex - protected structure). Brickfield Lane/Cork Street: single building of one to eight storeys with 127 aparthotel units, restaurant, gym and ancillary uses. Brickfield Lane/Brown Street South: six-storey science and technology/office facing onto Brown Street South with a ground floor retail unit and reception area. Adjoining five to eight-storey building of 365 one-bed units of student accommodation fronting onto Brickfield Lane. Applicant: Ely Navan Accommodation Services Ltd.
DECISION TO GRANT
Location: Northern Corner of Dubh Linn Garden, Dublin Castle, Dublin 2 (protected structure). Proposed development: new garden at the northern corner of the Dubh Linn Garden to be a universally accessible garden consisting of three stone walls, entrances, stone paving, pool and water feature, sculpture wall and retaining walls. The garden built in 1994 in the northern corner will be removed and replaced by this new garden. Applicant: The Commissioners of Public Works.
Location: site to north and south and including Cammock River, 6 Kilmainham Lane, 5 Auburn Terrace, former Irish Cone and Wafer premises and rear of 1-4 Auburn Terrace, Kilmainham, Dublin 8. Proposed development: demolish 6 Kilmainham Lane, the former Irish Cone and Wafer premises and ancillary buildings including an office block off Shannon Terrace for 58 apartments in two blocks, A and B, that are seven storeys. New bridge over the Cammock River. New riverside public open space. Provision of 40 car-parking spaces at ground floor level; landscaping and site works. Applicant: Henry Farrell and Brendan Lawless.
Location: 27-31 Church Street, Dublin 7. Proposed development: eight-storey office block to Church Street and a four-storey office block to the rear linked by a central glazed atrium. Double height entrance to the office area, two retail units and a car ramp access gate at ground floor level onto Church Street. Applicant: Anguila Developments Ltd.
Location: The Baker, Cross Guns Bridge, Phibsborough Road, Dublin 7. Proposed development: demolish buildings on site for scheme from two to 13 storeys over two basement levels and comprising 148 residential units, 35 medical consulting suites, crèche, café and gym. These facilities are within three elements. The first: residential building comprising four blocks with a height of eight storeys and located along the northern site boundary consisting of 115 residential units, community room and management office. The second: three-storey townhouses comprising own door apartments to provide 33 residential units, crèche at ground and first floor levels. The third: 13-storey building in the north-eastern portion of the site for 35 medical consultancy suites, reception area, café and gym. The development also includes two basement levels comprising 304 car-parking spaces, landscaping and site works. Applicant: Stateford Ltd.
South Dublin
APPLICATION
Location: Stewarts Sports Hall, Stewarts Hospital, Palmerstown, Dublin 20 (protected structure). Proposed development: demolish part of sports centre for a two-storey entrance hall, new single storey exhibition space over the sports centre (swimming pool) accessed from the new entrance hall and including new exhibition area, storage space, new fire escape stairs and windows to swimming pool, landscaping and site works. Applicant: Stewarts Foundation Ltd.
DECISION TO GRANT
Location: Adamstown, Lucan, Co Dublin. Proposed development: 121 dwellings (111 two and three-bed apartments and 10 three-bed duplex units in 11 two, three, four and five-storey blocks) all being a part of Phase 2B of an overall development known as The Paddocks at Airlie Stud, Adamstown. The plan also includes a crèche in a separate one and two-storey building, site works, landscaping and parking. Applicant: Maplewood Developments.
Dun Laoghaire Rathdown
APPLICATIONS
Location: Tayanglet, Brennanstown Road, Cabinteely, Dublin 18. Proposed development: 10 two-storey detached houses of 503sq m (5,414sq ft), one two-storey detached house of 342sq m (3,681sq ft), one detached two-storey house of 487sq m (5,242sq ft) and two pairs of semi-detached houses of 240sq m (2,583sq ft) each, site works and landscaping. Applicant: RGIAGC Partnership.
Location: Broadlands, Ballinclea Road, Killiney, Co Dublin. Proposed development: demolish house and outbuildings for three detached houses, 22 semi-detached houses and four terraced houses (11 three-bed units and 18 four-bed units), landscaping and site works. Applicant: O'Flynn Construction.
DECISION TO REFUSE
Location: Stradbrook Lodge, Stradbrook Road, Monkstown, Co Dublin. Proposed development: demolish dwelling for two dwellings with site works. Applicant: Sorohan Builders Ltd.
Fingal
APPLICATION
Location: 112 Dublin Road, Sutton, Dublin 13. Proposed development: two to five-storey apartment block of 36 units (two one-beds, 33 two-beds and one three-bed); provision of 60 car-parking spaces, landscaping and site works. Applicant: Niall Molloy.
DECISION TO GRANT
Location: South Strand, Skerries, Co Dublin. Proposed development: residential development on a site of 0.089 hectares consisting of one block from two to three storeys with 11 apartments (one one-bed, nine two-bed and one three-bed duplex unit); provision of 11 car-parking spaces and site works. Applicant: Golden South Strand Partnership.
DECISION TO REFUSE
Location: lands within the Curtilage of Hollywood Rath House, Hollystown, Dublin 15. Proposed development: seven-year planning permission for 96 residential units (12 four-bed detached units, eight three-bed semi-detached units, 64 four-bed semi-detached units and 12 three-bed terraced units). Provision of one single storey crèche, 205 surface car-parking spaces, landscaping and site works. Applicant: Seamus and Bridget McCaghy.
The Irish Times
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An Bord Pleanala
APPEALS
Location: Farnham, Derrygid, Paddock, Drumullan and Drumlaunaght, Co Cavan. Proposed development: 52 houses and site works. Farnham House, gate lodge demesne wall and grand gates are protected structures. Applicant: Derrygid Ltd. Appellant(s): George Tutty, An Taisce, Farnham Residents Association.
Location: site at Carberry Road, (off Glandore Road), Dublin 9. Proposed development: 178 residential units, crèche and site works. Applicant: Wenston Properties Ltd. Appellant(s): All Hallows Area Association.
Location: lands at Leeson Lane and Quinns Lane, Dublin 2. Proposed development: 290-room hotel and relocation within the site of former dispensary building and all site works. Applicant: Holbein Development Ltd. Appellant(s): Corgreen Estates Management Ltd.
Location: River House, 21-25 Chancery street, Dublin 7. Proposed development: office building from seven to 11 storeys with 21 car-parking spaces and site works. Applicant: Linders of Smithfield Ltd. Appellant(s): Bill Duggan, Danny Pender, An Taisce, Michael and Marie Hughes.
Location: Rosary Lane, Pollnarooma East, Galway. Proposed development: 122 residential units, crèche and car-parking. The site contains protected structures. Applicant: Sisters of Mercy - Western Province. Appellant(s): Devon Court Residents Association, Mairead Coneely and Joe Maguire, Scoil Rois Parents Association, Devon Gardens and Devon Park Residents Association, CGH Management Company Ltd, Frank Graham and Anne Graham, Marie and Michael Ruane, Sybil Curley and MacCon Keane, Bernadette Gannon, Catherine and Michael Brennan, An Taisce (Galway Association), Peter Crowley, Sisters of Mercy.
Location: Tralee Racecourse, Ballybeggan, Tralee, Co Kerry. Proposed development: neighbourhood centre of four retail units, convenience store, bar, 91 residential units, GAA stadium and site works. Applicant: John Casey Project Management Ltd. Appellant(s): Eddie Barrett, Nora King.
Location: former Nemo Rangers GAA ground, South Douglas Road and Former FCA premises, Douglas Road, Cork. Proposed development: 78 houses, 28 apartments, two ESB stations, re-alignment of exit of laneway to rear of Beechwood Place. Applicant: John Fleming. Appellant(s): Colin Murray, Brian and Joan Lynch and others, Gus O'Carroll, Byron Treacy, Michael and Gillian O'Shea, Kenny Group Cork, Eva O'Sullivan, Eva and Louise Andrews.
DECISION TO GRANT
Location: 55 & 57 Naas Road, Dublin 12 (protected structure). Proposed development: demolish extension and shed for office extension and new apartment building comprising 10 units and alter and extend No. 57 to comprise two apartments. Applicant: John Cousins (with conditions).
Location: Clyde House, Raglan House, Elgin House and Anglesea House, Dublin 4. Proposed development: refurbish, alter and extend four residential blocks for 20 apartments and site works. New two-storey building with two two-bed and two one-bed apartments. Applicant: Ballsbridge Court Management (with conditions).
Location: Grattan Lodge access road, off Hole in the Wall Road, Dublin 13. Proposed development: 41 dwellings and site works. Applicant: Gannon Homes Ltd (with revised conditions)
Location: 25/27 Drumcondra Road Upper, Drumcondra, Dublin 9. Proposed development: 50 apartments, retail unit and site works. Applicant: Glencullen Developments Ltd (with revised conditions).
DECISION TO REFUSE
Location: lands fronting onto Bridge Street, Balbriggan, Co Dublin. Proposed development: demolish all buildings on site for 41 retail units, an office/medical centre, 49 residential units and site works. Applicant: Millbank Developments Ltd.
Location: Malahide Road and Baskin Lane, Kinsaley, Barony of Coolock, Co Dublin. Proposed development: 30 detached and semi-detached houses and site works. Applicant: Alhans Ltd.
Location: AIB Bankcentre, Ballsbridge, Dublin 4. Proposed development: block to east of Block F comprising office and ancillary floor space and site works. Applicant: AIB Plc.
Location: site known as C and D, Western Retail Park, Blanchardstown centre, Coolmine, Dublin 15. Proposed development: eight-storey retail and commercial development. Applicant: Green Property Ltd.
Location: lands to the east of Kinsealy Lane, Malahide, Co Dublin. Proposed development: 90 houses, crèche and site works. Applicant: Birchwell Ltd.
Location: Donaghy's Mill, Trinity Street, Drogheda, Co Louth (protected structures). Proposed development: 82 residential units, crèche, restaurant/café, non-retail service unit, offices and site works. Applicant: The Donaghy's Mill Co Ownership.
Location: Priory Demesne, Templemore, Co Tipperary. Proposed development: 280 housing units and site works. Applicant: James Cummins and Michael Walsh.
Dublin City Council
APPLICATIONS
Location: The Walled Garden, Ashtown Visitor Centre, Phoenix Park, Dublin 8 (protected structure). Proposed development: reconstruct single storey horticultural buildings for public exhibition use; reconstruct horticultural greenhouses; reconstruct conservatory; re-open blocked-up gateway. Applicant: The Commissioners of Public Works.
Location: former Grand Cinema, 396-402 Collins Avenue, Whitehall, Dublin 9. Proposed development: demolish former cinema and retain front façade for two ground floor retail units, 16 residential units (two one-bed, eight two-bed and six three-bed units) and underground car-parking for 32 cars. Applicant: Cowra.
Location: Brickfield Lane, Dublin 8. The proposed development involves two separate sites at either end of Brickfield Lane, one at the junction with Cork Street and the other at the junction with Brown Street South. Proposed development: demolish all structures on sites (with the exception of the western rubble boundary wall forming part of the adjoining Bru Chaiomhin complex - protected structure). Brickfield Lane/Cork Street: single building of one to eight storeys with 127 aparthotel units, restaurant, gym and ancillary uses. Brickfield Lane/Brown Street South: six-storey science and technology/office facing onto Brown Street South with a ground floor retail unit and reception area. Adjoining five to eight-storey building of 365 one-bed units of student accommodation fronting onto Brickfield Lane. Applicant: Ely Navan Accommodation Services Ltd.
DECISION TO GRANT
Location: Northern Corner of Dubh Linn Garden, Dublin Castle, Dublin 2 (protected structure). Proposed development: new garden at the northern corner of the Dubh Linn Garden to be a universally accessible garden consisting of three stone walls, entrances, stone paving, pool and water feature, sculpture wall and retaining walls. The garden built in 1994 in the northern corner will be removed and replaced by this new garden. Applicant: The Commissioners of Public Works.
Location: site to north and south and including Cammock River, 6 Kilmainham Lane, 5 Auburn Terrace, former Irish Cone and Wafer premises and rear of 1-4 Auburn Terrace, Kilmainham, Dublin 8. Proposed development: demolish 6 Kilmainham Lane, the former Irish Cone and Wafer premises and ancillary buildings including an office block off Shannon Terrace for 58 apartments in two blocks, A and B, that are seven storeys. New bridge over the Cammock River. New riverside public open space. Provision of 40 car-parking spaces at ground floor level; landscaping and site works. Applicant: Henry Farrell and Brendan Lawless.
Location: 27-31 Church Street, Dublin 7. Proposed development: eight-storey office block to Church Street and a four-storey office block to the rear linked by a central glazed atrium. Double height entrance to the office area, two retail units and a car ramp access gate at ground floor level onto Church Street. Applicant: Anguila Developments Ltd.
Location: The Baker, Cross Guns Bridge, Phibsborough Road, Dublin 7. Proposed development: demolish buildings on site for scheme from two to 13 storeys over two basement levels and comprising 148 residential units, 35 medical consulting suites, crèche, café and gym. These facilities are within three elements. The first: residential building comprising four blocks with a height of eight storeys and located along the northern site boundary consisting of 115 residential units, community room and management office. The second: three-storey townhouses comprising own door apartments to provide 33 residential units, crèche at ground and first floor levels. The third: 13-storey building in the north-eastern portion of the site for 35 medical consultancy suites, reception area, café and gym. The development also includes two basement levels comprising 304 car-parking spaces, landscaping and site works. Applicant: Stateford Ltd.
South Dublin
APPLICATION
Location: Stewarts Sports Hall, Stewarts Hospital, Palmerstown, Dublin 20 (protected structure). Proposed development: demolish part of sports centre for a two-storey entrance hall, new single storey exhibition space over the sports centre (swimming pool) accessed from the new entrance hall and including new exhibition area, storage space, new fire escape stairs and windows to swimming pool, landscaping and site works. Applicant: Stewarts Foundation Ltd.
DECISION TO GRANT
Location: Adamstown, Lucan, Co Dublin. Proposed development: 121 dwellings (111 two and three-bed apartments and 10 three-bed duplex units in 11 two, three, four and five-storey blocks) all being a part of Phase 2B of an overall development known as The Paddocks at Airlie Stud, Adamstown. The plan also includes a crèche in a separate one and two-storey building, site works, landscaping and parking. Applicant: Maplewood Developments.
Dun Laoghaire Rathdown
APPLICATIONS
Location: Tayanglet, Brennanstown Road, Cabinteely, Dublin 18. Proposed development: 10 two-storey detached houses of 503sq m (5,414sq ft), one two-storey detached house of 342sq m (3,681sq ft), one detached two-storey house of 487sq m (5,242sq ft) and two pairs of semi-detached houses of 240sq m (2,583sq ft) each, site works and landscaping. Applicant: RGIAGC Partnership.
Location: Broadlands, Ballinclea Road, Killiney, Co Dublin. Proposed development: demolish house and outbuildings for three detached houses, 22 semi-detached houses and four terraced houses (11 three-bed units and 18 four-bed units), landscaping and site works. Applicant: O'Flynn Construction.
DECISION TO REFUSE
Location: Stradbrook Lodge, Stradbrook Road, Monkstown, Co Dublin. Proposed development: demolish dwelling for two dwellings with site works. Applicant: Sorohan Builders Ltd.
Fingal
APPLICATION
Location: 112 Dublin Road, Sutton, Dublin 13. Proposed development: two to five-storey apartment block of 36 units (two one-beds, 33 two-beds and one three-bed); provision of 60 car-parking spaces, landscaping and site works. Applicant: Niall Molloy.
DECISION TO GRANT
Location: South Strand, Skerries, Co Dublin. Proposed development: residential development on a site of 0.089 hectares consisting of one block from two to three storeys with 11 apartments (one one-bed, nine two-bed and one three-bed duplex unit); provision of 11 car-parking spaces and site works. Applicant: Golden South Strand Partnership.
DECISION TO REFUSE
Location: lands within the Curtilage of Hollywood Rath House, Hollystown, Dublin 15. Proposed development: seven-year planning permission for 96 residential units (12 four-bed detached units, eight three-bed semi-detached units, 64 four-bed semi-detached units and 12 three-bed terraced units). Provision of one single storey crèche, 205 surface car-parking spaces, landscaping and site works. Applicant: Seamus and Bridget McCaghy.
The Irish Times
www.buckplanning.ie
GAA stadium at Tralee racecourse site appealed
A PROPOSAL to build a new GAA stadium at Ballybeggan racecourse in Tralee, Co Kerry has been appealed to An Bord Pleanála.
The stadium is part of a wider proposal by John Casey Project Management for a neighbourhood centre consisting of four retail units, a convenience store, bar and 91 residential units.
The stadium would have a full size pitch and viewing stands and terracing to accommodate 9,000 people, match-day kiosks, hospitality suites, medical and function rooms, a media room, office block and 1,355 ancillary car-parking spaces. However, one appellant, Nora P King with an address at Clash West, Tralee, said she has concerns over its proposed location within the 41-hectare Ballybeggan Park.
She lives adjacent to the racecourse and her landholding has planning permission for 350 residential units which, she says, would be affected by the stadium.
She says the proposed stadium, which is on an elevated site at the southern end of the Ballybeggan development, will generate noise, pollution, litter, floodlighting will create glare and the stadium "will invite anti-social behaviour and will furthermore affect the visual amenity of the area". She also submitted an article by a member of Croke Park's Residents Association on the negative aspects of living near a GAA stadium.
She says Kerry County Council "instructed the developers not to locate the stadium at the northern side of the park as it would affect existing residential development there. Should this not apply also to the proposed residential development of my lands?"
Stating that 1,355 car-parking spaces is insufficient and would lead to nuisance and illegal parking "as already happens on match days with traffic emanating from the existing Austin Stacks stadium.
The proposed new stadium would be nearer to my property than the existing Austin Stacks park stadium."
Another appeal from Eddie Barrett, also from Tralee, asks that the stadium, town park and neighbourhood centre "be incorporated within the inner area of the racecourse so as not to interfere with the existing running rack".
The Irish Times
www.buckplanning.ie
The stadium is part of a wider proposal by John Casey Project Management for a neighbourhood centre consisting of four retail units, a convenience store, bar and 91 residential units.
The stadium would have a full size pitch and viewing stands and terracing to accommodate 9,000 people, match-day kiosks, hospitality suites, medical and function rooms, a media room, office block and 1,355 ancillary car-parking spaces. However, one appellant, Nora P King with an address at Clash West, Tralee, said she has concerns over its proposed location within the 41-hectare Ballybeggan Park.
She lives adjacent to the racecourse and her landholding has planning permission for 350 residential units which, she says, would be affected by the stadium.
She says the proposed stadium, which is on an elevated site at the southern end of the Ballybeggan development, will generate noise, pollution, litter, floodlighting will create glare and the stadium "will invite anti-social behaviour and will furthermore affect the visual amenity of the area". She also submitted an article by a member of Croke Park's Residents Association on the negative aspects of living near a GAA stadium.
She says Kerry County Council "instructed the developers not to locate the stadium at the northern side of the park as it would affect existing residential development there. Should this not apply also to the proposed residential development of my lands?"
Stating that 1,355 car-parking spaces is insufficient and would lead to nuisance and illegal parking "as already happens on match days with traffic emanating from the existing Austin Stacks stadium.
The proposed new stadium would be nearer to my property than the existing Austin Stacks park stadium."
Another appeal from Eddie Barrett, also from Tralee, asks that the stadium, town park and neighbourhood centre "be incorporated within the inner area of the racecourse so as not to interfere with the existing running rack".
The Irish Times
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Bord rejects extension to AIB's Bankcentre
AN OFFICE block proposed as the third phase of the AIB Bankcentre in Ballsbridge, Dublin 4 has been refused planning permission by An Bord Pleanála because it says it would constitute overdevelopment of the site.
AIB was looking to build a new eight-storey office block with 18,600sq m (200,210sq ft) of space which would have had access from Serpentine Avenue.
Five parties appealed the office block to the planning board including the Serpentine Consortium, a group of private individuals asssembled by the bank and its stockbroking arm Goodbody who bought part of the Bankcentre site three years ago for over €360 million as part of a sale and leasback deal.
The consortium, which owns four of the blocks developed in phase two of the Bankcentre, is saying in its appeal that the proposed block is too close to two of its blocks and would have a severe impact on their natural light.
It also said that a proposal to reduce the parking provision by 70 spaces is inappropriate given the scale of the development.
Dr Noel O'Connor and Elaine O'Connor, who live on Serpentine Avenue, said the proposal constituted a vast increase in plot size from the original 33,000sq m (355,210sq ft) to 88,000sq m (947,223sq ft) and would involve an over-reliance on the access from Serpentine Avenue "which is located in a dangerous position".
Among the concerns of the residents of Ballsbridge Court was that the development would impact on their residential amenity as a result of "loss of outlook from the apartment windows and balconies, loss of daylight and sunlight, and overlooking from office accommodation".
Ballsbridge Court is to the north of the appeal site and is made up of brown-brick five-storey apartment blocks.
It is the subject of a separate application seeking an increase in height from five to eight storeys. It is currently on appeal to An Bord Pleanála.
In its decision, An Bord Pleanála agreed that the office block would constitute overdevelopment of the site and would depreciate the value of two blocks in phase two at the Bankcentre and detract from their design quality and profile.
The board said the proposed phase three would impact on nearby property as a result of visual intrusion, overlooking and overshadowing.
The Irish Times
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AIB was looking to build a new eight-storey office block with 18,600sq m (200,210sq ft) of space which would have had access from Serpentine Avenue.
Five parties appealed the office block to the planning board including the Serpentine Consortium, a group of private individuals asssembled by the bank and its stockbroking arm Goodbody who bought part of the Bankcentre site three years ago for over €360 million as part of a sale and leasback deal.
The consortium, which owns four of the blocks developed in phase two of the Bankcentre, is saying in its appeal that the proposed block is too close to two of its blocks and would have a severe impact on their natural light.
It also said that a proposal to reduce the parking provision by 70 spaces is inappropriate given the scale of the development.
Dr Noel O'Connor and Elaine O'Connor, who live on Serpentine Avenue, said the proposal constituted a vast increase in plot size from the original 33,000sq m (355,210sq ft) to 88,000sq m (947,223sq ft) and would involve an over-reliance on the access from Serpentine Avenue "which is located in a dangerous position".
Among the concerns of the residents of Ballsbridge Court was that the development would impact on their residential amenity as a result of "loss of outlook from the apartment windows and balconies, loss of daylight and sunlight, and overlooking from office accommodation".
Ballsbridge Court is to the north of the appeal site and is made up of brown-brick five-storey apartment blocks.
It is the subject of a separate application seeking an increase in height from five to eight storeys. It is currently on appeal to An Bord Pleanála.
In its decision, An Bord Pleanála agreed that the office block would constitute overdevelopment of the site and would depreciate the value of two blocks in phase two at the Bankcentre and detract from their design quality and profile.
The board said the proposed phase three would impact on nearby property as a result of visual intrusion, overlooking and overshadowing.
The Irish Times
www.buckplanning.ie
Legend in his lunchbox
Jury's Croke Park Hotel did a roaring lunchtime trade for the duration of An Bord Pleanála's oral hearing on Seán Dunne's massive and controversial scheme for Ballsbridge, with a plethora of lawyers, planning consultants and objectors tucking in there.
But there was no sign of Dunne himself during the lunch breaks. For the "Baron of Ballsbridge" was having his lunch served up in a corporate box on the sixth floor of Croke Park's Cusack Stand, two levels above the conference room where the hearing was held.
Bodyguards stood at the door to make sure no unwelcome guests got in to sample the fare provided by private caterers. Afterwards, Dunne would re-appear at the hearing, flanked by his advisers with two more rows of them to the rear, creating the impression of inviolability.
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But there was no sign of Dunne himself during the lunch breaks. For the "Baron of Ballsbridge" was having his lunch served up in a corporate box on the sixth floor of Croke Park's Cusack Stand, two levels above the conference room where the hearing was held.
Bodyguards stood at the door to make sure no unwelcome guests got in to sample the fare provided by private caterers. Afterwards, Dunne would re-appear at the hearing, flanked by his advisers with two more rows of them to the rear, creating the impression of inviolability.
The Irish Times
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Embassy in Dunne's high-rise application is 'fraud'
THE INCLUSION of an embassy block in the planning application for Seán Dunne's high-rise scheme for Ballsbridge was a "fraud" and a "ruse" to add office space to the development, a Bord Pleanála hearing on the project was told yesterday.
Offices are not allowed under the zoning of the site of the former Jurys and Berkeley Court hotels. However, embassy use is allowed.
Michael O'Donnell, counsel for businessman Dermot Desmond, yesterday told Ulrik Raysse, the Danish architect behind the scheme, it was not believable that the 15-storey building would be used by embassies of several different countries.
"The embassy building is a ruse and a fraud, Mr Raysse . . . You who have connived in this have acted inappropriately."
Under cross-examination, Mr Raysse said the practical difficulties of housing different embassies on one premises could be solved. Mr O'Donnell asked if he was suggesting that the Palestinian embassy could be housed above the Israeli embassy.
"I think that would be a very good idea," Mr Raysse replied.
Mr Raysee had acted cynically in his whole design of the development, Mr O'Donnell said.
Mr Raysse last week told the hearing that he had originally designed a 32-storey, 119m (390ft) tower for the site, instead of the 37-storey tower, because Dublin Spire architect Ian Ritchie was on the judging panel for the Ballsbridge scheme and Mr Raysee thought Mr Ritchie would not choose a building taller than the 120m (393ft) Spire.
Mr O'Donnell said Mr Raysse was more motivated by placating judges than design principles.
"The motivation guiding you in what was the most cynical of exercises was merely to placate one of the adjudicators," Mr O'Donnell said.
Mr Raysse said he merely had regard for the Spire as a possible idea for heights in Dublin.
Mr O'Donnell asked the architect if he felt it was important that statutory development policies should be "strictly adhered to" when designing a development.
"If there is a better idea that is the stronger one, that should be looked at as stronger than the development plan," Mr Raysse replied.
Mr Raysse was "very presumptuous" to think his views were more important than a democratically determined development plan, Mr O'Donnell said.
The Department of the Environment yesterday told the hearing that protected structures on Lansdowne Road would be put at risk if nine or 11-storey buildings were sited at the edge of Mr Dunne's development.
Mr Dunne applied to Dublin City Council to build 11-storey buildings facing Lansdowne Road. He was granted permission for nine storeys but is asking An Bord Pleanála to restore their full height.
Mark Ritchie, a conservation architect with the department, said the residents on Lansdowne Road would be in "near permanent shadow".
"It would be impossible that 11-storey buildings would not have a significant impact on the quality of life of people in these protected structures," Mr Ritchie said.
The Irish Times
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Offices are not allowed under the zoning of the site of the former Jurys and Berkeley Court hotels. However, embassy use is allowed.
Michael O'Donnell, counsel for businessman Dermot Desmond, yesterday told Ulrik Raysse, the Danish architect behind the scheme, it was not believable that the 15-storey building would be used by embassies of several different countries.
"The embassy building is a ruse and a fraud, Mr Raysse . . . You who have connived in this have acted inappropriately."
Under cross-examination, Mr Raysse said the practical difficulties of housing different embassies on one premises could be solved. Mr O'Donnell asked if he was suggesting that the Palestinian embassy could be housed above the Israeli embassy.
"I think that would be a very good idea," Mr Raysse replied.
Mr Raysee had acted cynically in his whole design of the development, Mr O'Donnell said.
Mr Raysse last week told the hearing that he had originally designed a 32-storey, 119m (390ft) tower for the site, instead of the 37-storey tower, because Dublin Spire architect Ian Ritchie was on the judging panel for the Ballsbridge scheme and Mr Raysee thought Mr Ritchie would not choose a building taller than the 120m (393ft) Spire.
Mr O'Donnell said Mr Raysse was more motivated by placating judges than design principles.
"The motivation guiding you in what was the most cynical of exercises was merely to placate one of the adjudicators," Mr O'Donnell said.
Mr Raysse said he merely had regard for the Spire as a possible idea for heights in Dublin.
Mr O'Donnell asked the architect if he felt it was important that statutory development policies should be "strictly adhered to" when designing a development.
"If there is a better idea that is the stronger one, that should be looked at as stronger than the development plan," Mr Raysse replied.
Mr Raysse was "very presumptuous" to think his views were more important than a democratically determined development plan, Mr O'Donnell said.
The Department of the Environment yesterday told the hearing that protected structures on Lansdowne Road would be put at risk if nine or 11-storey buildings were sited at the edge of Mr Dunne's development.
Mr Dunne applied to Dublin City Council to build 11-storey buildings facing Lansdowne Road. He was granted permission for nine storeys but is asking An Bord Pleanála to restore their full height.
Mark Ritchie, a conservation architect with the department, said the residents on Lansdowne Road would be in "near permanent shadow".
"It would be impossible that 11-storey buildings would not have a significant impact on the quality of life of people in these protected structures," Mr Ritchie said.
The Irish Times
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Offices 'would not impact on residential amenity'
THE INCLUSION of almost 28,000sq m of offices on the site of the former Jurys and Berkeley Court hotels in Ballsbridge would have no impact on the residential amenity of the area, a public hearing of An Bord Pleanála has been told.
Kieran Kennedy, a planning consultant for developer Seán Dunne, told the hearing on the proposed development that the offices do not materially contravene the city development plan.
Dublin City Council earlier this year refused permission for the office element of Mr Dunne's €1.5 billion development because they contravened the zoning objective of the site which was to "protect, provide and improve residential amenity".
John Gallagher SC, cross-examining Mr Kennedy on behalf of the council, asked if he accepted that office use was "not either permissible or open for consideration" on the site.
Mr Kennedy of RPS Group planning consultants agreed that office use was not specifically mentioned in the council zoning, but claimed that it was "implied" because embassy use and media use were permitted. "These are de facto office uses . . . an embassy is an office," he said.
In addition to offices, Mr Dunne is seeking permission for a 15-storey embassy building that would also include "media" floors.
Under the development plan a material contravention involved a "major or significant departure from the fundamental principles of the plan", Mr Kennedy said.
The area was "full of offices" and the site was already a mixed-use site rather than a residential site, he said.
"Offices are not in any sense going to fundamentally undermine residential amenity," he said. "It could not in any way be a material contravention of the plan."
Mr Dunne, who paid €450 million for the seven-acre site three years ago is seeking to build a mixed-use development of apartments, offices, retail and a cultural centre, which includes a 37-storey tower.
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Kieran Kennedy, a planning consultant for developer Seán Dunne, told the hearing on the proposed development that the offices do not materially contravene the city development plan.
Dublin City Council earlier this year refused permission for the office element of Mr Dunne's €1.5 billion development because they contravened the zoning objective of the site which was to "protect, provide and improve residential amenity".
John Gallagher SC, cross-examining Mr Kennedy on behalf of the council, asked if he accepted that office use was "not either permissible or open for consideration" on the site.
Mr Kennedy of RPS Group planning consultants agreed that office use was not specifically mentioned in the council zoning, but claimed that it was "implied" because embassy use and media use were permitted. "These are de facto office uses . . . an embassy is an office," he said.
In addition to offices, Mr Dunne is seeking permission for a 15-storey embassy building that would also include "media" floors.
Under the development plan a material contravention involved a "major or significant departure from the fundamental principles of the plan", Mr Kennedy said.
The area was "full of offices" and the site was already a mixed-use site rather than a residential site, he said.
"Offices are not in any sense going to fundamentally undermine residential amenity," he said. "It could not in any way be a material contravention of the plan."
Mr Dunne, who paid €450 million for the seven-acre site three years ago is seeking to build a mixed-use development of apartments, offices, retail and a cultural centre, which includes a 37-storey tower.
The Irish Times
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Controversial club's licence application adjourned
AN APPLICATION for a public dance licence for a controversial nightclub on Clontarf Road in Dublin has been adjourned at Dublin District Court.
The adjournment of the application for the Bar Code nightclub, part of the Westwood Leisure Centre complex, was granted by Judge Mary Collins yesterday after objections from the Clontarf Residents Association.
A second objection was lodged by Insp Liam Dillon of Clontarf Garda station.
The judge told the court the application did not include certificates which are now required under the 2008 Act. Certificates required under the Act relate to the employment of security officers, their identity, the use of closed circuit television and matters relating to fire safety.
The judge said club operators Templeville Developments could apply as required for exemptions to the licensing laws. The exemptions could allow them to sell alcohol outside licensing hours between now and December 3rd.
This week, An Bord Pleanála ruled against an application for retention of the Bar Code premises and numerous alterations to the Westwood Leisure Centre complex. Residents say the nightclub is a source of noise and nuisance.
The appeals board upheld Dublin City Council’s decision to grant permission for the retention of elements of the complex, including a health clinic, lobby, and offices as these were ancillary to its use as a leisure centre.
The board’s decision could result in the owners having to demolish parts of the complex .
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The adjournment of the application for the Bar Code nightclub, part of the Westwood Leisure Centre complex, was granted by Judge Mary Collins yesterday after objections from the Clontarf Residents Association.
A second objection was lodged by Insp Liam Dillon of Clontarf Garda station.
The judge told the court the application did not include certificates which are now required under the 2008 Act. Certificates required under the Act relate to the employment of security officers, their identity, the use of closed circuit television and matters relating to fire safety.
The judge said club operators Templeville Developments could apply as required for exemptions to the licensing laws. The exemptions could allow them to sell alcohol outside licensing hours between now and December 3rd.
This week, An Bord Pleanála ruled against an application for retention of the Bar Code premises and numerous alterations to the Westwood Leisure Centre complex. Residents say the nightclub is a source of noise and nuisance.
The appeals board upheld Dublin City Council’s decision to grant permission for the retention of elements of the complex, including a health clinic, lobby, and offices as these were ancillary to its use as a leisure centre.
The board’s decision could result in the owners having to demolish parts of the complex .
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Expert's high-rise evidence was biased, says barrister
BARRISTER Colm Mac Eochaidh, representing 21 appellants opposing Seán Dunne’s high-rise plans for Ballsbridge, has threatened An Bord Pleanála with legal action if it refuses his request to disregard the evidence of one of Mr Dunne’s planning experts.
Marion Chalmers last week gave evidence to the hearing on the development on the economic and social benefits of the €1.5 billion scheme, which would generate 5,000 permanent jobs and €400 million every year, she said.
Ms Chalmers had also been engaged by Mr Dunne to provide expert information on the economic and social benefits of the development to Dublin City Council, as part of Mr Dunne’s planning application.
The council subsequently approved the bulk of the plans for the seven-acre site of the former Jurys and Berkeley Court hotels, but refused the 28,000sq m of offices and the 37-storey tower.
Following the decision, Ms Chalmers appealed to An Bord Pleanála in favour of the development, in her capacity as managing director of estate agency DTZ.
Mr Mac Eochaidh said there was a clear conflict of interest in Ms Chalmers’s actions. She had presented herself as an expert witness to the board, while also being an appellant to the hearing. It has also been her job to give an independent analysis of the economic and social aspects of the scheme to the council.
Under planning rules this should have been done “coldly” and without “favour or disfavour”, Mr Mac Eochaidh said.
“That is the opposite of what has happened here. If the board decides to have regard to Ms Chalmers’s evidence it will have substantial legal consequences,” he said.
The hearing’s inspector, Tom Rabbette told Mr Mac Eochaidh that he would consider the matter.
Ms Chalmers had told the hearing yesterday that Dublin needed Mr Dunne’s development, including the office blocks, because the city centre had little remaining office space and there would be no more development land in the docklands within six years.
“There is an urgent need in terms of supply and demand for office space,” she told the hearing. “The docklands will be ‘built out’ by 2014. We have got to be supplying office capacity in the city and we need to plan for that now.”
If the development did not go ahead 1,373 potential jobs would be lost every year, she said. John Gallagher SC, representing the city council, said offices could be provided elsewhere with no loss of jobs. “The losses that you suggest would not occur in the city.”
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Marion Chalmers last week gave evidence to the hearing on the development on the economic and social benefits of the €1.5 billion scheme, which would generate 5,000 permanent jobs and €400 million every year, she said.
Ms Chalmers had also been engaged by Mr Dunne to provide expert information on the economic and social benefits of the development to Dublin City Council, as part of Mr Dunne’s planning application.
The council subsequently approved the bulk of the plans for the seven-acre site of the former Jurys and Berkeley Court hotels, but refused the 28,000sq m of offices and the 37-storey tower.
Following the decision, Ms Chalmers appealed to An Bord Pleanála in favour of the development, in her capacity as managing director of estate agency DTZ.
Mr Mac Eochaidh said there was a clear conflict of interest in Ms Chalmers’s actions. She had presented herself as an expert witness to the board, while also being an appellant to the hearing. It has also been her job to give an independent analysis of the economic and social aspects of the scheme to the council.
Under planning rules this should have been done “coldly” and without “favour or disfavour”, Mr Mac Eochaidh said.
“That is the opposite of what has happened here. If the board decides to have regard to Ms Chalmers’s evidence it will have substantial legal consequences,” he said.
The hearing’s inspector, Tom Rabbette told Mr Mac Eochaidh that he would consider the matter.
Ms Chalmers had told the hearing yesterday that Dublin needed Mr Dunne’s development, including the office blocks, because the city centre had little remaining office space and there would be no more development land in the docklands within six years.
“There is an urgent need in terms of supply and demand for office space,” she told the hearing. “The docklands will be ‘built out’ by 2014. We have got to be supplying office capacity in the city and we need to plan for that now.”
If the development did not go ahead 1,373 potential jobs would be lost every year, she said. John Gallagher SC, representing the city council, said offices could be provided elsewhere with no loss of jobs. “The losses that you suggest would not occur in the city.”
The Irish Times
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Rail line will link Swords with the city
THE RAILWAY Procurement Agency (RPA) is applying to An Bord Pleanála for a railway order to build Metro North, an 18km light metro line linking Belinstown (north of Swords) with St Stephen's Green, serving Dublin airport along the way.
The proposed scheme is described as "a key element in the creation of a fully integrated public transport network as envisaged in Transport 21", the Government's €34 billion transport investment programme, unveiled with great fanfare at Dublin Castle on November 1st, 2005.
It would interchange with the Sandyford Luas Line at St Stephen's Green and the Tallaght Luas line at O'Connell Street. It would also interchange with the Dart and suburban rail services via the proposed rail interconnector between Heuston station and Docklands.
Another interchange with the Maynooth suburban line is planned at Drumcondra as well as 2,600 "park and ride" spaces along the route so that Metro North would "benefit people from far beyond its immediate catchment area."
According to the RPA, the metro will carry 80,000 passengers a day when it opens in 2014. The proposed scheme would have an ultimate capacity in excess of 40,000 passengers an hour (20,000 in each direction).
"This is beyond the capacity of an on-street light rail system, but will easily be accommodated on metro, which can accommodate longer light metro vehicles (LMVs) operating at a higher frequency", the EIS says. The LMVs would be similar to the Luas.
Each LMV would be 2.4m wide and 45 metres long and would operate in a set of two coupled vehicles.
"The journey time from Swords to the city centre will be about 26 minutes, less than half the time of the same journey by car at peak rush hour," the RPA says.
Stations along the route, even when underground, are referred to as "stops" rather than stations - reinforcing the impression that what's on offer is not a "metro" as in Paris, for example, but a version of Luas, running mainly in very expensive-to-dig tunnels.
The voluminous environmental impact statement (EIS) submitted to An Bord Pleanála says a number of alternatives were examined before the RPA opted for Metro North. These included a proposed rail spur to Dublin airport from the Dart line at Malahide.
"This was not approved as it failed to achieve the Government's objectives . . . In particular, it would not serve as a commuter system for north Dublin . . . and would only serve people wishing to make direct connections between the city centre and the airport."
No cost estimate has been given for the Metro North project. However, it is known that the cost was put at €4.58 billion in 2004 but with construction inflation and changes to the scheme since then the cost is now likely to be well over €5 billion.
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The proposed scheme is described as "a key element in the creation of a fully integrated public transport network as envisaged in Transport 21", the Government's €34 billion transport investment programme, unveiled with great fanfare at Dublin Castle on November 1st, 2005.
It would interchange with the Sandyford Luas Line at St Stephen's Green and the Tallaght Luas line at O'Connell Street. It would also interchange with the Dart and suburban rail services via the proposed rail interconnector between Heuston station and Docklands.
Another interchange with the Maynooth suburban line is planned at Drumcondra as well as 2,600 "park and ride" spaces along the route so that Metro North would "benefit people from far beyond its immediate catchment area."
According to the RPA, the metro will carry 80,000 passengers a day when it opens in 2014. The proposed scheme would have an ultimate capacity in excess of 40,000 passengers an hour (20,000 in each direction).
"This is beyond the capacity of an on-street light rail system, but will easily be accommodated on metro, which can accommodate longer light metro vehicles (LMVs) operating at a higher frequency", the EIS says. The LMVs would be similar to the Luas.
Each LMV would be 2.4m wide and 45 metres long and would operate in a set of two coupled vehicles.
"The journey time from Swords to the city centre will be about 26 minutes, less than half the time of the same journey by car at peak rush hour," the RPA says.
Stations along the route, even when underground, are referred to as "stops" rather than stations - reinforcing the impression that what's on offer is not a "metro" as in Paris, for example, but a version of Luas, running mainly in very expensive-to-dig tunnels.
The voluminous environmental impact statement (EIS) submitted to An Bord Pleanála says a number of alternatives were examined before the RPA opted for Metro North. These included a proposed rail spur to Dublin airport from the Dart line at Malahide.
"This was not approved as it failed to achieve the Government's objectives . . . In particular, it would not serve as a commuter system for north Dublin . . . and would only serve people wishing to make direct connections between the city centre and the airport."
No cost estimate has been given for the Metro North project. However, it is known that the cost was put at €4.58 billion in 2004 but with construction inflation and changes to the scheme since then the cost is now likely to be well over €5 billion.
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O'Connell monument must be moved for Metro work
THE O'CONNELL monument, which survived the devastation of O'Connell Street during the 1916 Rising and the Civil War, will have to be taken down from its pivotal position to facilitate a huge excavation for one of the underground stops on Metro North.
Other statuary scheduled for temporary removal include the William Smith O'Brien monument on O'Connell Street, the Thomas Moore statue on College Street, and the statues of Lord Ardilaun and Robert Emmet and O'Donovan Rossa memorial in St Stephen's Green.
The Fusiliers' Arch at the northwest corner of the green would have to be removed for the construction of a terminal stop at this location. Railings and trees would also have to be removed as some 20 per cent of the green becomes a building site.
So would the African Rose bowl, erected as recently as 2006, as well as "foot rails, perimeter railings, perimeter granite footpath, granite bollards and metal bollards and Victorian landscaping, including the Pulham rock", according to the the Railway Procurement Agency's Environmental Impact Statement.
St Stephen's Green itself is a national monument. "Detailed requirements and mitigation measures [in relation to the green] have been agreed with the Office of Public Works and the Department of the Environment", it says.
Mitigation measures for the green, which is owned and managed by the OPW, include the replacement of felled trees from the Victorian period with semi-mature trees and "the re-instatement of the existing pond, monuments, walls and railings and Fusilier's Arch".The green is protected by an 1877 Act of Parliament, that would have to be amended to permit part of it to be destroyed by the metro project.
No "method statement" showing how the O'Connell Monument, the Fusiliers' Arch or any other monuments are to be dismantled is included in the lengthy, three-volume statement. But Dublin City Council will be seeking such a statement from the agency.
In 2005, the council spent €300,000 on cleaning and restoring the monument and other statuary in O'Connell Street.
The monument, designed by noted Irish sculptor John Henry Foley, is a tripartite structure in granite and bronze, erected by public subscription in 1882.
Apart from the statue, it has a drum depicting his triumphs and four winged figures at its base. Dismantling it all would be the first of the preliminary works for the O'Connell Bridge underground stop. Construction would involve digging out a deep box on O'Connell Street and another on Westmoreland Street, linked by a tunnel beneath the River Liffey.
"Construction of all elements of the O'Connell Bridge stop will take four years to complete, which is the longest single task in the overall construction phase", the statement says. A 30-metre length of the river would be "decked over" to provide a working area.
Construction of a temporary bridge from Eden Quay to Burgh Quay to cater for some of the traffic diverted from O'Connell Street would result in the "temporary removal of part of the quay wall [a recorded monument] on both sides of the river," it says.
A total of 14 buildings, mainly houses, would have to be demolished along the 18km route between Belinstown, north of Swords, and St Stephen's Green. The most notable landmark is St Vincent's Centre for the Deaf on Drumcondra Road, facing the top of Clonliffe Road.
According to the agency, its demolition is required "to create a plaza area for passengers accessing the stop from Drumcondra Road". It is also needed to provide a works site for a cut-and-cover excavation for the stop, that would link up with the adjoining Maynooth rail line.
Demolition of the four-storey building and its chapel was also chosen because it would avoid diverting traffic and utilities on Drumcondra Road - the main route between the city centre and Dublin airport - if it had been encroached on to dig out the huge station box.
Other buildings scheduled for demolition are six houses on nearby St Alphonsus Avenue, two on North Circular Road, three in Leo Street, Phibsboro, as well as Westfield House on Ballymun Road and another house at Albert College Lawn, adjoining DCU.
All the property owners have been informed, it says. "Compensation will be made to those whose properties will be demolished. Sensitive design and reinstating current land uses where possible will mitigate the impact of these permanent land-takes".
However, in some cases where the demolition of buildings was required for the Sandyford and Tallaght Luas lines, sites remain derelict four years after these lines opened. Old Dundrum Railway Station, a protected structure, is now a fire-damaged, roofless shell.
The Metro North construction programme would result in "some negative socio-economic impacts", particularly in areas of retail, commercial and office-based employment, such as Westmoreland Street and O'Connell Street as well as in Ballymun, it concedes.
The level of disruption is not specifically quantified, although it would be much more severe and last longer than during construction of the two Luas lines through Abbey Street or Harcourt Street. The statement does say that footways of at least three metres would be maintained.
As a result of road closures, bus routes would be diverted and bus stops relocated. "In particular, over 150 bus routes in the city centre will be altered due to the closure of roads that are heavily used by buses, such as Westmoreland Street," the statement says.
• Copies of the full Environmental Impact Statement may be inspected at the offices of the Railway Procurement Agency in Parkgate Business Centre, Parkgate Street, at Dublin City Council's civic offices at Wood Quay, or at the offices of An Bord Pleanála at 64, Marlborough Street.
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Other statuary scheduled for temporary removal include the William Smith O'Brien monument on O'Connell Street, the Thomas Moore statue on College Street, and the statues of Lord Ardilaun and Robert Emmet and O'Donovan Rossa memorial in St Stephen's Green.
The Fusiliers' Arch at the northwest corner of the green would have to be removed for the construction of a terminal stop at this location. Railings and trees would also have to be removed as some 20 per cent of the green becomes a building site.
So would the African Rose bowl, erected as recently as 2006, as well as "foot rails, perimeter railings, perimeter granite footpath, granite bollards and metal bollards and Victorian landscaping, including the Pulham rock", according to the the Railway Procurement Agency's Environmental Impact Statement.
St Stephen's Green itself is a national monument. "Detailed requirements and mitigation measures [in relation to the green] have been agreed with the Office of Public Works and the Department of the Environment", it says.
Mitigation measures for the green, which is owned and managed by the OPW, include the replacement of felled trees from the Victorian period with semi-mature trees and "the re-instatement of the existing pond, monuments, walls and railings and Fusilier's Arch".The green is protected by an 1877 Act of Parliament, that would have to be amended to permit part of it to be destroyed by the metro project.
No "method statement" showing how the O'Connell Monument, the Fusiliers' Arch or any other monuments are to be dismantled is included in the lengthy, three-volume statement. But Dublin City Council will be seeking such a statement from the agency.
In 2005, the council spent €300,000 on cleaning and restoring the monument and other statuary in O'Connell Street.
The monument, designed by noted Irish sculptor John Henry Foley, is a tripartite structure in granite and bronze, erected by public subscription in 1882.
Apart from the statue, it has a drum depicting his triumphs and four winged figures at its base. Dismantling it all would be the first of the preliminary works for the O'Connell Bridge underground stop. Construction would involve digging out a deep box on O'Connell Street and another on Westmoreland Street, linked by a tunnel beneath the River Liffey.
"Construction of all elements of the O'Connell Bridge stop will take four years to complete, which is the longest single task in the overall construction phase", the statement says. A 30-metre length of the river would be "decked over" to provide a working area.
Construction of a temporary bridge from Eden Quay to Burgh Quay to cater for some of the traffic diverted from O'Connell Street would result in the "temporary removal of part of the quay wall [a recorded monument] on both sides of the river," it says.
A total of 14 buildings, mainly houses, would have to be demolished along the 18km route between Belinstown, north of Swords, and St Stephen's Green. The most notable landmark is St Vincent's Centre for the Deaf on Drumcondra Road, facing the top of Clonliffe Road.
According to the agency, its demolition is required "to create a plaza area for passengers accessing the stop from Drumcondra Road". It is also needed to provide a works site for a cut-and-cover excavation for the stop, that would link up with the adjoining Maynooth rail line.
Demolition of the four-storey building and its chapel was also chosen because it would avoid diverting traffic and utilities on Drumcondra Road - the main route between the city centre and Dublin airport - if it had been encroached on to dig out the huge station box.
Other buildings scheduled for demolition are six houses on nearby St Alphonsus Avenue, two on North Circular Road, three in Leo Street, Phibsboro, as well as Westfield House on Ballymun Road and another house at Albert College Lawn, adjoining DCU.
All the property owners have been informed, it says. "Compensation will be made to those whose properties will be demolished. Sensitive design and reinstating current land uses where possible will mitigate the impact of these permanent land-takes".
However, in some cases where the demolition of buildings was required for the Sandyford and Tallaght Luas lines, sites remain derelict four years after these lines opened. Old Dundrum Railway Station, a protected structure, is now a fire-damaged, roofless shell.
The Metro North construction programme would result in "some negative socio-economic impacts", particularly in areas of retail, commercial and office-based employment, such as Westmoreland Street and O'Connell Street as well as in Ballymun, it concedes.
The level of disruption is not specifically quantified, although it would be much more severe and last longer than during construction of the two Luas lines through Abbey Street or Harcourt Street. The statement does say that footways of at least three metres would be maintained.
As a result of road closures, bus routes would be diverted and bus stops relocated. "In particular, over 150 bus routes in the city centre will be altered due to the closure of roads that are heavily used by buses, such as Westmoreland Street," the statement says.
• Copies of the full Environmental Impact Statement may be inspected at the offices of the Railway Procurement Agency in Parkgate Business Centre, Parkgate Street, at Dublin City Council's civic offices at Wood Quay, or at the offices of An Bord Pleanála at 64, Marlborough Street.
The Irish Times
www.buckplanning.ie
Information Commissioner directs Kildare County Council to release information on Roadstone’s quarry at Hill of Allen
In a major decision released on 23rd September, the Information Commissioner Emily O’Reilly has directed Kildare County Council to turn over to the Hill of Allen Action Group documents concerning planning at Roadstone’s quarry that the Council has fought to keep secret for more than a year.
A spokesperson for the Group said “We are delighted that the Information Commissioner has agreed that the public has a right to know why KCC has failed to enforce its 2006 decision to require Roadstone to submit an EIS and planning application for its quarry at the Hill of Allen. KCC has persisted in denying the public its right to see these documents. Maybe now we’ll finally get some answers.”
In September 2007, under Directive 2003/4/EC and the European Communities (Access to Information on the Environment) Regulations 2007 (S.I .No 133 of 2007), the Hill of Allen Group made a formal request to KCC for court papers and all other documents relating to the planning case which have not been made available to the public.
In October the Council released some documents but refused others which were deemed too sensitive.
The Group asked for an internal review of the decision, and when none was forthcoming, in January 2008 they appealed to the Office of the Information Commissioner.
The information being sought originated in KCC’s decision on the 21st July, 2006 under section 261 of the Planning and Development Act 2000 to require Roadstone to submit a planning application and an Environmental Impact Statement (EIS) for its quarry at the Hill of Allen.
Roadstone applied for judicial review of the decision in the High Court.
The Hill of Allen Group, concerned that KCC was not vigorously defending its side, applied to be added to the case as a Notice Party, but Roadstone and KCC asked the judge to strike out the case on the 30th July 2007, the day he was to rule on the Group’s application. This move denied the Group access to court documents which might explain why KCC failed to enforce its 2006 planning decision.
Since the case was struck out, the Council and Roadstone have been engaged in negotiations to secure agreement on the operation of the quarry under section 47 of the Planning Act.
At various times since August 2007 the Council has announced to the public and to government officials that completion of the agreement was “imminent”.
In the Commissioner’s decision, Ms. O’Reilly noted that “my Office was informed at various times by officials of the Council that completion of the section 47 agreement was imminent”. On the 20th of February 2008 the Council told the Commissioner that the agreement would be finalised “within the next 10 days" (by the 1st of March 2008), and on the 21st of May they wrote that it would be signed “within 21 days” (by the 11th of June). The Commissioner noted, “At the date of the drafting of this decision in September 2008 I am advised that the Agreement has still not been signed”.
A spokesperson for the Group said: “The continual delays are a real embarrassment, and for the Council to now say that they’re waiting on Roadstone’s lawyers to sign the agreement is just more evidence that they have completely ceded their authority over planning to the company. What motivation does Roadstone have to complete the deal? It appears that they’ve been quarrying the Hill illegally for the past two years with no regulation at all.”
She added, “The long-awaited agreement will be meaningless unless it requires Roadstone to submit an EIS and a planning application, and allows for public observation, objection, and appeal to An Bord Pleanala. Anything less is unacceptable to us, and invalid under Irish and EU law.”
In her decision, the Information Commissioner wrote:
“There is a strong public interest in the public being aware how a quarry operation is regulated, particularly given the potential emissions and effects that the operations could have on the environment. In the normal course of events, the applicant would have been in a position to inspect a planning application, make submissions and have these considered by the planning authority. It would have had access to an Environmental Impact Statement and would have had appeal rights to An Bord Pleanála if it considered that the Council's conditions were insufficient to protect the environment. As things stand, the Council has, apparently, decided that it cannot exercise its powers under section 261 of the Planning and Development Act 2000 to have a planning application and EIS submitted and that a section 47 agreement with Roadstone will be drawn up instead. . . . I draw attention to the fact that the Section 47 Agreement process has being going on for over a year. The public interest in release of information might be weaker if the public had already had an opportunity to be informed of the reasons for decisions taken and for the delay in regulating the operation.”
The documents that must be released to the Group do not include legally privileged communications between planning officials and Council lawyers, or “commercially sensitive” information. The Group had agreed that they would not insist on seeing that information.
By law, the Council must turn the documents over to Group within three weeks. If it doesn’t, the Office of the Information Commissioner may secure a High Court order to force compliance.
Spokespersons,
Hill of Allen Action Group
www.buckplanning.ie
A spokesperson for the Group said “We are delighted that the Information Commissioner has agreed that the public has a right to know why KCC has failed to enforce its 2006 decision to require Roadstone to submit an EIS and planning application for its quarry at the Hill of Allen. KCC has persisted in denying the public its right to see these documents. Maybe now we’ll finally get some answers.”
In September 2007, under Directive 2003/4/EC and the European Communities (Access to Information on the Environment) Regulations 2007 (S.I .No 133 of 2007), the Hill of Allen Group made a formal request to KCC for court papers and all other documents relating to the planning case which have not been made available to the public.
In October the Council released some documents but refused others which were deemed too sensitive.
The Group asked for an internal review of the decision, and when none was forthcoming, in January 2008 they appealed to the Office of the Information Commissioner.
The information being sought originated in KCC’s decision on the 21st July, 2006 under section 261 of the Planning and Development Act 2000 to require Roadstone to submit a planning application and an Environmental Impact Statement (EIS) for its quarry at the Hill of Allen.
Roadstone applied for judicial review of the decision in the High Court.
The Hill of Allen Group, concerned that KCC was not vigorously defending its side, applied to be added to the case as a Notice Party, but Roadstone and KCC asked the judge to strike out the case on the 30th July 2007, the day he was to rule on the Group’s application. This move denied the Group access to court documents which might explain why KCC failed to enforce its 2006 planning decision.
Since the case was struck out, the Council and Roadstone have been engaged in negotiations to secure agreement on the operation of the quarry under section 47 of the Planning Act.
At various times since August 2007 the Council has announced to the public and to government officials that completion of the agreement was “imminent”.
In the Commissioner’s decision, Ms. O’Reilly noted that “my Office was informed at various times by officials of the Council that completion of the section 47 agreement was imminent”. On the 20th of February 2008 the Council told the Commissioner that the agreement would be finalised “within the next 10 days" (by the 1st of March 2008), and on the 21st of May they wrote that it would be signed “within 21 days” (by the 11th of June). The Commissioner noted, “At the date of the drafting of this decision in September 2008 I am advised that the Agreement has still not been signed”.
A spokesperson for the Group said: “The continual delays are a real embarrassment, and for the Council to now say that they’re waiting on Roadstone’s lawyers to sign the agreement is just more evidence that they have completely ceded their authority over planning to the company. What motivation does Roadstone have to complete the deal? It appears that they’ve been quarrying the Hill illegally for the past two years with no regulation at all.”
She added, “The long-awaited agreement will be meaningless unless it requires Roadstone to submit an EIS and a planning application, and allows for public observation, objection, and appeal to An Bord Pleanala. Anything less is unacceptable to us, and invalid under Irish and EU law.”
In her decision, the Information Commissioner wrote:
“There is a strong public interest in the public being aware how a quarry operation is regulated, particularly given the potential emissions and effects that the operations could have on the environment. In the normal course of events, the applicant would have been in a position to inspect a planning application, make submissions and have these considered by the planning authority. It would have had access to an Environmental Impact Statement and would have had appeal rights to An Bord Pleanála if it considered that the Council's conditions were insufficient to protect the environment. As things stand, the Council has, apparently, decided that it cannot exercise its powers under section 261 of the Planning and Development Act 2000 to have a planning application and EIS submitted and that a section 47 agreement with Roadstone will be drawn up instead. . . . I draw attention to the fact that the Section 47 Agreement process has being going on for over a year. The public interest in release of information might be weaker if the public had already had an opportunity to be informed of the reasons for decisions taken and for the delay in regulating the operation.”
The documents that must be released to the Group do not include legally privileged communications between planning officials and Council lawyers, or “commercially sensitive” information. The Group had agreed that they would not insist on seeing that information.
By law, the Council must turn the documents over to Group within three weeks. If it doesn’t, the Office of the Information Commissioner may secure a High Court order to force compliance.
Spokespersons,
Hill of Allen Action Group
www.buckplanning.ie
Sunday, 21 September 2008
Quinn brothers plan €10m Baggot Street development
Businessmen Frank and Michael Quinn are seeking planning permission for a €10 million, five-storey mixed-use development off Baggot Street in Dublin.
The brothers own Toner’s Pub on Baggot Street, the 51 on Haddington Road, the Waterloo on Upper Baggot Street and the Lansdowne Hotel on Pembroke Road. They have concentrated their multimillion euro business empire around that area, but also built the Cavan Crystal hotel in Cavan.
‘‘We have had the building for some time, but it has been derelict. We were going to expand Toners pub, as the building is at the back, but we decided against that,” said Frank Quinn.
Quinn said business was slow for publicans throughout the country, particularly those in rural locations. Midweek business had taken the biggest hit, he said.
Quinn, a GAA enthusiast, said their biggest success of 2008 had been their sponsorship of the Tyrone county team. The Quinns own Rocwell Irish Natural Mineral Water, based in Pomeroy, Co Tyrone, which is the team’s main sponsor.
As well as sponsoring the senior football team, which take on Kerry in Croke Park today, they also sponsor the county’s minor and under-21 football teams and the senior and minor hurling teams.
‘‘Tyrone is one of the best teams in the country. Every time I open a paper at the moment, I see a Tyrone player wearing the Rocwell jersey.
‘‘We have another two years left on the sponsorship. Some day we’d love to be one of the main sponsors of Croke Park, but that really is for the big boys. We are planning to put a great deal of effort into Rocwell, so we’ll see,” he said.
Sunday Business Post
www.buckplanning.ie
The brothers own Toner’s Pub on Baggot Street, the 51 on Haddington Road, the Waterloo on Upper Baggot Street and the Lansdowne Hotel on Pembroke Road. They have concentrated their multimillion euro business empire around that area, but also built the Cavan Crystal hotel in Cavan.
‘‘We have had the building for some time, but it has been derelict. We were going to expand Toners pub, as the building is at the back, but we decided against that,” said Frank Quinn.
Quinn said business was slow for publicans throughout the country, particularly those in rural locations. Midweek business had taken the biggest hit, he said.
Quinn, a GAA enthusiast, said their biggest success of 2008 had been their sponsorship of the Tyrone county team. The Quinns own Rocwell Irish Natural Mineral Water, based in Pomeroy, Co Tyrone, which is the team’s main sponsor.
As well as sponsoring the senior football team, which take on Kerry in Croke Park today, they also sponsor the county’s minor and under-21 football teams and the senior and minor hurling teams.
‘‘Tyrone is one of the best teams in the country. Every time I open a paper at the moment, I see a Tyrone player wearing the Rocwell jersey.
‘‘We have another two years left on the sponsorship. Some day we’d love to be one of the main sponsors of Croke Park, but that really is for the big boys. We are planning to put a great deal of effort into Rocwell, so we’ll see,” he said.
Sunday Business Post
www.buckplanning.ie
Housing starts drop below 10,000 since start of year
Housing starts declined to fewer than 10,000 in the first eight months of the year, according to the Department of the Environment’s latest housing statistics.
Just 9,981 housing starts have been registered since the start of the year, a two-thirds drop from the 30,000 units for the same period last year. Housing starts are those registered with Homebond and give an indication of the level of construction set to get under way.
In Dublin, housing starts were recorded at just over 3,400, a 55 per cent fall on the same period in 2007. In the greater Dublin area, registrations were down by almost 60 per cent to 4,400 units in the first eight months of this year.
The greater Dublin area includes Dublin city and county, Kildare, Meath and Wicklow. Kildare suffered the greatest fall - 80 per cent - from 1,872 to 374.
The Department of the Environment also released housing completion figures which showed a drop of 28 per cent to 35,000 in the first eight months of the year.
Dublin house completions comprised around a fifth of the country’s total, at 7,900 units, while the greater Dublin area had more than 11,000 completions.
Both of these figures reflected about a 30 per cent decrease. About 78,000 units were completed last year - completions follow housing starts with a lag of about nine months, so the effect of the decline in starts in the first half of 2007 was not felt until the beginning of 2008.
The department’s figures show house completions for the first half of this year are now on a par with the 2002 figures. Unlike housing starts, housing completions data is based on the number of new dwellings connected by ESB Networks to the electricity supply board and so may not tally exactly with the local authority boundaries.
Some 11,000 of the 35,000 house completions to date are houses built by individuals, with the remaining units consisting of a mix of apartments and housing schemes.
Cork had the highest number of one-off house completions with 1,200 units , compared to 552 in Kerry, 289 in Wicklow and just 113 houses in Dun Laoghaire Rathdown County Council in Co Dublin.
Sunday Business Post
www.buckplanning.ie
Just 9,981 housing starts have been registered since the start of the year, a two-thirds drop from the 30,000 units for the same period last year. Housing starts are those registered with Homebond and give an indication of the level of construction set to get under way.
In Dublin, housing starts were recorded at just over 3,400, a 55 per cent fall on the same period in 2007. In the greater Dublin area, registrations were down by almost 60 per cent to 4,400 units in the first eight months of this year.
The greater Dublin area includes Dublin city and county, Kildare, Meath and Wicklow. Kildare suffered the greatest fall - 80 per cent - from 1,872 to 374.
The Department of the Environment also released housing completion figures which showed a drop of 28 per cent to 35,000 in the first eight months of the year.
Dublin house completions comprised around a fifth of the country’s total, at 7,900 units, while the greater Dublin area had more than 11,000 completions.
Both of these figures reflected about a 30 per cent decrease. About 78,000 units were completed last year - completions follow housing starts with a lag of about nine months, so the effect of the decline in starts in the first half of 2007 was not felt until the beginning of 2008.
The department’s figures show house completions for the first half of this year are now on a par with the 2002 figures. Unlike housing starts, housing completions data is based on the number of new dwellings connected by ESB Networks to the electricity supply board and so may not tally exactly with the local authority boundaries.
Some 11,000 of the 35,000 house completions to date are houses built by individuals, with the remaining units consisting of a mix of apartments and housing schemes.
Cork had the highest number of one-off house completions with 1,200 units , compared to 552 in Kerry, 289 in Wicklow and just 113 houses in Dun Laoghaire Rathdown County Council in Co Dublin.
Sunday Business Post
www.buckplanning.ie
State to scale back Metro project
The government looks set to dramatically scale back the €1.2 billion Metro North project linking Dublin city to the airport, and is also poised to axe the proposed Metro West project.
The move follows discussions between Taoiseach Brian Cowen and Brian Lenihan, Minister for Finance, last week in light of the slump in government finances.
Further discussions will be held with cabinet colleagues in the days ahead, but sources believe that Noel Dempsey, Minister for Transport, and his senior officials are fighting for the bulk of the existing plan to be maintained.
A range of other projects in the National Development Plan are also set to be delayed or shelved as part of a wide-ranging review. Transport protects will be given priority, while several non-transport projects will now be cancelled indefinitely.
Large portions of the Metro North project, one of the most ambitions infrastructure projects in the history of the state, were originally intended to be built underground.
This now looks unlikely to happen as a range of other less costly options come onto the table.
Much of the scaled down project may now be built above ground in an effort to cut costs, with a range of options of how to achieve this, including running trams on specific sealed off road areas, now under consideration.
Advisers believe the decision will reduce the estimated €4.5 billion cost by hundreds of millions of euro.
Sunday Business Post
www.buckplanning.ie
The move follows discussions between Taoiseach Brian Cowen and Brian Lenihan, Minister for Finance, last week in light of the slump in government finances.
Further discussions will be held with cabinet colleagues in the days ahead, but sources believe that Noel Dempsey, Minister for Transport, and his senior officials are fighting for the bulk of the existing plan to be maintained.
A range of other projects in the National Development Plan are also set to be delayed or shelved as part of a wide-ranging review. Transport protects will be given priority, while several non-transport projects will now be cancelled indefinitely.
Large portions of the Metro North project, one of the most ambitions infrastructure projects in the history of the state, were originally intended to be built underground.
This now looks unlikely to happen as a range of other less costly options come onto the table.
Much of the scaled down project may now be built above ground in an effort to cut costs, with a range of options of how to achieve this, including running trams on specific sealed off road areas, now under consideration.
Advisers believe the decision will reduce the estimated €4.5 billion cost by hundreds of millions of euro.
Sunday Business Post
www.buckplanning.ie
Gormley says public transport is key priority
PUBLIC TRANSPORT should be a priority of next month's budget, Minister for the Environment and Green Party leader John Gormley has said.
Speaking to reporters at his party's annual strategy session in Tralee yesterday, Mr Gormely said: "We have to protect the most vulnerable in society but also we have to ensure that major environmental infrastructural projects continue.
"We have to ensure that we get the balance right so that the ratio between public transport and roadways is kept intact and that public transport is given priority."
Mr Gormley was speaking after a meeting of Green Party Ministers and TDs with local election candidates.
Describing the current economic situation as unprecedented, he said: "It's clear now that some very tough decisions have to be made, that there will be adjustments in certain key areas.
"However, as far as the Green Party is concerned, we do have to protect the more vulnerable people in our society, we do have to ensure that major infrastructural projects such as waste-water treatment plants that are absolutely vital in terms of compliance with EU directives, that they continue and that we continue the progress in relation to environmental protection.
"So these are all the areas that we feel are a priority and we will ensure during the very tough negotiations that these major issues are actually explored and that we get commitments on those."
When asked if projects such as Metro North were in jeopardy, he replied: "All of these issues are being discussed with the Minister for Finance.
"There are priorities as far as we are concerned, in terms of public transport.
"Obviously from a Green perspective, there are issues such as the major motorways which are committed to but there are other road projects which we feel are of less priority and they need to be looked at because, as far as we're concerned, public transport should be given a greater priority."
He continued: "As you may know, we have set up an inter-party structure, meeting pre-Cabinet every week in the run-up to the budget and that will give us the opportunity to discuss these issues in greater detail."
When asked about his stance on suggestions that third-level college fees could be reintroduced, he said: "There is no Government decision at all in relation to college fees.
"I am not in the habit of giving personal views nor am I in the habit of answering hypothetical questions. These are issues that have to be discussed in detail," Mr Gormley said.
He continued: "Across a range of issues we have very difficult budgetary decisions that have to be made.
"I haven't discussed it yet with the Minister for Education so therefore I'm not in position to say yet what the Government position is."
When asked if the Green Party would welcome disaffected members of the Progressive Democrats, he said: "Those members of the PDs who are looking for a home will find a very good home in the Green Party."
The Irish Times
www.buckplanning.ie
Speaking to reporters at his party's annual strategy session in Tralee yesterday, Mr Gormely said: "We have to protect the most vulnerable in society but also we have to ensure that major environmental infrastructural projects continue.
"We have to ensure that we get the balance right so that the ratio between public transport and roadways is kept intact and that public transport is given priority."
Mr Gormley was speaking after a meeting of Green Party Ministers and TDs with local election candidates.
Describing the current economic situation as unprecedented, he said: "It's clear now that some very tough decisions have to be made, that there will be adjustments in certain key areas.
"However, as far as the Green Party is concerned, we do have to protect the more vulnerable people in our society, we do have to ensure that major infrastructural projects such as waste-water treatment plants that are absolutely vital in terms of compliance with EU directives, that they continue and that we continue the progress in relation to environmental protection.
"So these are all the areas that we feel are a priority and we will ensure during the very tough negotiations that these major issues are actually explored and that we get commitments on those."
When asked if projects such as Metro North were in jeopardy, he replied: "All of these issues are being discussed with the Minister for Finance.
"There are priorities as far as we are concerned, in terms of public transport.
"Obviously from a Green perspective, there are issues such as the major motorways which are committed to but there are other road projects which we feel are of less priority and they need to be looked at because, as far as we're concerned, public transport should be given a greater priority."
He continued: "As you may know, we have set up an inter-party structure, meeting pre-Cabinet every week in the run-up to the budget and that will give us the opportunity to discuss these issues in greater detail."
When asked about his stance on suggestions that third-level college fees could be reintroduced, he said: "There is no Government decision at all in relation to college fees.
"I am not in the habit of giving personal views nor am I in the habit of answering hypothetical questions. These are issues that have to be discussed in detail," Mr Gormley said.
He continued: "Across a range of issues we have very difficult budgetary decisions that have to be made.
"I haven't discussed it yet with the Minister for Education so therefore I'm not in position to say yet what the Government position is."
When asked if the Green Party would welcome disaffected members of the Progressive Democrats, he said: "Those members of the PDs who are looking for a home will find a very good home in the Green Party."
The Irish Times
www.buckplanning.ie
Former city architect 'backed tower of 37 storeys'
THE FORMER Dublin city architect Jim Barrett supported Seán Dunne's plans for a 37-storey tower in Ballsbridge before a planning application was lodged with the council, the Danish architect who designed the development has said.
Mr Barrett, who represented the council at pre-planning meetings with the developer, expressed his preference for the 37-storey 136m tower over a 32-storey 119m tower, which was originally designed for the development by Ulrik Raysse.
Mr Raysse said he had attended five pre-planning meetings with the council and at no stage did anyone present raise concerns about the height of the tower.
He was subsequently surprised when the council refused permission for this element of Jurys and Berkeley Court hotels site redevelopment, he told the An Bord Pleanála hearing yesterday.
Mr Barrett, who retired from the council last year before the final planning decision was made, had said at a pre-planning meeting that he found the 37-storey tower "more elegant" than the 32-storey original, Mr Raysse said.
Mr Raysse, of Danish firm Henning Larsen told the hearing he had originally proposed a 32-storey building because Dublin Spire architect Ian Ritchie was a member of the judging panel that would be choosing the winning design.
He thought Mr Ritchie would be reluctant to choose a development taller than the 120m Spire.
"Ian Ritchie was part of the jury and we did not know how he would take a building taller than the Spire."
However he said that Mr Ritchie advised him to increase the height. "He told us that he did not see the Spire as a lid over the city."
Three possible towers were then shown to the council, at 32 storeys, 37 storeys and 40 storeys.
"Jim Barrett said the 37-storey tower was more elegant than the 32 storeys but that the 40-storey tower was a bit over the top," Mr Raysse said.
Mr Barrett had been called as a surprise witness by Mr Dunne earlier this week, however he was withdrawn following objections from the legal representatives of the city council, businessman Dermot Desmond and 21 local residents opposing the high-rise development.
John Gallagher, representing the council, said he had been given no prior notice of the appearance and it was "not appropriate" that Mr Barrett should give evidence on Mr Dunne's behalf.
Colm Mac Eochaidh, who represents 22 appellants, said there was a conflict of interest because Mr Barrett had represented the council at pre-planning meetings.
Yesterday Mr Mac Eochaidh asked Mr Raysse if he would have designed an airport for the site, if Mr Dunne had wanted one.
Mr Raysse said he would not and that it would be a "stupid thing to do" because an airport would not be permitted under aviation regulations.
Mr Mac Eochaidh asked how Mr Raysse was familiar with Irish aviation regulations.
Mr Raysse replied: "We at one stage looked to see if we could design a helicopter landing pad on the building, but it was not possible."
The Irish Times
www.buckplanning.ie
Mr Barrett, who represented the council at pre-planning meetings with the developer, expressed his preference for the 37-storey 136m tower over a 32-storey 119m tower, which was originally designed for the development by Ulrik Raysse.
Mr Raysse said he had attended five pre-planning meetings with the council and at no stage did anyone present raise concerns about the height of the tower.
He was subsequently surprised when the council refused permission for this element of Jurys and Berkeley Court hotels site redevelopment, he told the An Bord Pleanála hearing yesterday.
Mr Barrett, who retired from the council last year before the final planning decision was made, had said at a pre-planning meeting that he found the 37-storey tower "more elegant" than the 32-storey original, Mr Raysse said.
Mr Raysse, of Danish firm Henning Larsen told the hearing he had originally proposed a 32-storey building because Dublin Spire architect Ian Ritchie was a member of the judging panel that would be choosing the winning design.
He thought Mr Ritchie would be reluctant to choose a development taller than the 120m Spire.
"Ian Ritchie was part of the jury and we did not know how he would take a building taller than the Spire."
However he said that Mr Ritchie advised him to increase the height. "He told us that he did not see the Spire as a lid over the city."
Three possible towers were then shown to the council, at 32 storeys, 37 storeys and 40 storeys.
"Jim Barrett said the 37-storey tower was more elegant than the 32 storeys but that the 40-storey tower was a bit over the top," Mr Raysse said.
Mr Barrett had been called as a surprise witness by Mr Dunne earlier this week, however he was withdrawn following objections from the legal representatives of the city council, businessman Dermot Desmond and 21 local residents opposing the high-rise development.
John Gallagher, representing the council, said he had been given no prior notice of the appearance and it was "not appropriate" that Mr Barrett should give evidence on Mr Dunne's behalf.
Colm Mac Eochaidh, who represents 22 appellants, said there was a conflict of interest because Mr Barrett had represented the council at pre-planning meetings.
Yesterday Mr Mac Eochaidh asked Mr Raysse if he would have designed an airport for the site, if Mr Dunne had wanted one.
Mr Raysse said he would not and that it would be a "stupid thing to do" because an airport would not be permitted under aviation regulations.
Mr Mac Eochaidh asked how Mr Raysse was familiar with Irish aviation regulations.
Mr Raysse replied: "We at one stage looked to see if we could design a helicopter landing pad on the building, but it was not possible."
The Irish Times
www.buckplanning.ie
Thursday, 18 September 2008
Ireland's tallest building opens its doors
IRELAND'S tallest building was officially unveiled last night, with the 17-storey Elysian now dominating the Cork city skyscape.
The €150m Elysian, a 71-metre-high tower-block complex beside Cork City Hall, is the brainchild of multi-millionaire developer Michael O'Flynn, and aims to herald the redevelopment of Cork's sprawling docklands.
It is now officially Ireland's tallest structure -- ahead of both Dublin's Liberty Hall and Cork's County Hall.
The Elysian was formally opened last night by Foreign Affairs Minister Micheal Martin, Education Minister Batt O'Keeffe, and Irish rugby star Ronan O'Gara.
Set in three acres, the lavish development features 211 luxury apartments, which range in price from €375,000 to a cool €2m.
The latter boast spectacular views of the city and surrounding countryside to a distance of almost 10km.
The Elysian also boasts ground-floor retail units, as well as pubs and restaurants.
Symbols
It will now dominate Cork city centre with its 17-storey tower joining Shandon Bells and St Fin Barre's as symbols of the city.
Mr O'Flynn hailed the Elysian as "totally unique in Ireland" -- with the project even including an enclosed, one-acre Japanese garden. "We believe this project ranks alongside the very finest developments of its type in London, Paris or anywhere else."
Trish Stokes, of selling agents Sherry Fitzgerald, admitted The Elysian had attracted enormous interest. "There is an owner-occupier market and this will appeal to a broad range of age groups who want a very special cosmopolitan contemporary setting in keeping with that available in other modern European cities," she said.
Ralph Riegel
Irish Independent
www.buckplanning.ie
The €150m Elysian, a 71-metre-high tower-block complex beside Cork City Hall, is the brainchild of multi-millionaire developer Michael O'Flynn, and aims to herald the redevelopment of Cork's sprawling docklands.
It is now officially Ireland's tallest structure -- ahead of both Dublin's Liberty Hall and Cork's County Hall.
The Elysian was formally opened last night by Foreign Affairs Minister Micheal Martin, Education Minister Batt O'Keeffe, and Irish rugby star Ronan O'Gara.
Set in three acres, the lavish development features 211 luxury apartments, which range in price from €375,000 to a cool €2m.
The latter boast spectacular views of the city and surrounding countryside to a distance of almost 10km.
The Elysian also boasts ground-floor retail units, as well as pubs and restaurants.
Symbols
It will now dominate Cork city centre with its 17-storey tower joining Shandon Bells and St Fin Barre's as symbols of the city.
Mr O'Flynn hailed the Elysian as "totally unique in Ireland" -- with the project even including an enclosed, one-acre Japanese garden. "We believe this project ranks alongside the very finest developments of its type in London, Paris or anywhere else."
Trish Stokes, of selling agents Sherry Fitzgerald, admitted The Elysian had attracted enormous interest. "There is an owner-occupier market and this will appeal to a broad range of age groups who want a very special cosmopolitan contemporary setting in keeping with that available in other modern European cities," she said.
Ralph Riegel
Irish Independent
www.buckplanning.ie
High-rise scheme 'would give economy €400m lift'
DEVELOPER Sean Dunne's ambitious high-rise project for Dublin would generate 5,000 permanent jobs and give a €400m annual boost to the country's economy, it was claimed yesterday.
Experts for the businessman launched a concerted pitch in support of the controversial project in the face of growing criticism of his scheme.
The An Bord Pleanala hearing into the project was told that the €1.48bn proposal -- which includes a 37-storey tower -- would create a new urban and cultural quarter in the city.
But there was a warning that international investors would go elsewhere if the project did not go ahead.
Submissions for some of the 36 objectors to the project have already been made at the hearing, which is expected to last another week.
Yesterday, engineering, architectural, planning and geological experts were called on behalf of Mr Dunne to extol the virtues and outline the economic and environmental impact of his skyscraper plan for Ballsbridge.
The businessman paid a record €380m for the seven-acre Jurys/Berkeley Court site in 2005, and while the council granted permission for a large part of the project, it crucially rejected his plans for the 37-storey tower.
Further details of those plans were spelled out on the seventh day of the public hearing in Croke Park, Dublin, by Marion Chalmers, a director of chartered planning consultants Declan Brassil & Co.
The project will take seven years to build and will provide 1,000 construction jobs over the life of the building work.
Included in the plans are more than 27,000 sq m of office space; embassy accommodation; a 232-bedroom hotel; 536 apartments; and over 14,000 sq m of retail floor space.
However, Ms Chalmers said that if the council's decision to strip out more than 27,000 sq m of office space was to stand, the number of new jobs created by the project would fall by more than 1,300, with a yearly loss of nearly €172m to the economy.
Quarter
Civil engineer Donal McDaid of consulting engineers Arup said the project would create a new urban pedestrian-friendly quarter for Dublin.
With more than 1,300 car spaces proposed for the complex -- 804 for residents -- motorists using the buildings on the site would be introduced to a new concept of car storage. This would see the introduction of a Rotterdam-style car-stacking system for infrequent car users.
Architect David Slattery criticised some of the buildings surrounding the site and said that, with the exception of the American Embassy, they were "ugly and insensitive".
Should the proposal not go ahead, the area would remain dominated by Carrisbrook House, Lansdowne House and the "utter mediocrity of Hume House to the south", he said.
The hearing continues.
Fergus Black
Irish Independent
www.buckplanning.ie
Experts for the businessman launched a concerted pitch in support of the controversial project in the face of growing criticism of his scheme.
The An Bord Pleanala hearing into the project was told that the €1.48bn proposal -- which includes a 37-storey tower -- would create a new urban and cultural quarter in the city.
But there was a warning that international investors would go elsewhere if the project did not go ahead.
Submissions for some of the 36 objectors to the project have already been made at the hearing, which is expected to last another week.
Yesterday, engineering, architectural, planning and geological experts were called on behalf of Mr Dunne to extol the virtues and outline the economic and environmental impact of his skyscraper plan for Ballsbridge.
The businessman paid a record €380m for the seven-acre Jurys/Berkeley Court site in 2005, and while the council granted permission for a large part of the project, it crucially rejected his plans for the 37-storey tower.
Further details of those plans were spelled out on the seventh day of the public hearing in Croke Park, Dublin, by Marion Chalmers, a director of chartered planning consultants Declan Brassil & Co.
The project will take seven years to build and will provide 1,000 construction jobs over the life of the building work.
Included in the plans are more than 27,000 sq m of office space; embassy accommodation; a 232-bedroom hotel; 536 apartments; and over 14,000 sq m of retail floor space.
However, Ms Chalmers said that if the council's decision to strip out more than 27,000 sq m of office space was to stand, the number of new jobs created by the project would fall by more than 1,300, with a yearly loss of nearly €172m to the economy.
Quarter
Civil engineer Donal McDaid of consulting engineers Arup said the project would create a new urban pedestrian-friendly quarter for Dublin.
With more than 1,300 car spaces proposed for the complex -- 804 for residents -- motorists using the buildings on the site would be introduced to a new concept of car storage. This would see the introduction of a Rotterdam-style car-stacking system for infrequent car users.
Architect David Slattery criticised some of the buildings surrounding the site and said that, with the exception of the American Embassy, they were "ugly and insensitive".
Should the proposal not go ahead, the area would remain dominated by Carrisbrook House, Lansdowne House and the "utter mediocrity of Hume House to the south", he said.
The hearing continues.
Fergus Black
Irish Independent
www.buckplanning.ie
Council aims to run buses on ‘grass gas’
CORK City Council aims to run a park-and-ride bus and other vehicles on gas produced from grass within the next two years.
The local authority is working on the project with UCC’s Dr Jerry Murphy and Bord Gáis.
All three parties believe the pilot scheme could lead to a significant commercial enterprise.
Michael O’Brien, who is the senior engineer in Cork City Council’s environmental directorate, said he was very excited with the project which he believes is “very viable”.
The process involves bailing ordinary grass and putting it into a digester. This produces gas, which can be used in converted vehicles.
The city council has a fleet of 300 vehicles and is the only local authority in the country licensed to run park and ride buses.
At present about 10% of its fleet runs on green biodiesel.
“We think that into the future making gas from grass will be much more sustainable. It is also a way of getting rid of the grass that we cut in our own parks etc. The beauty about it is that it won’t compromise food production,” Mr O’Brien said.
“We hope to have it up and running within the next two years. We intend to make one of our park and ride buses available for it. We can also use it on our other vehicles. We have 300 of them in all shapes and sizes,” the senior engineer said.
If successful, Mr O’Brien says there is no reason the project cannot be turned into a commercial venture.
He believes the day will come when farmers will set aside fields of grass, from which gas will be produced.
“This gas could be added to the natural gas pipeline. It is a very promising technology,” Mr O’Brien said.
The city council has been leading the way on green energy for a number of years.
It is extracting gas from the Kinsale Road landfill, which is converted into electricity. The electricity goes into the national grid, and feeds about 1,000 houses in the city.
The council is also looking at providing heating energy from natural resources in the docklands.
Irish Examiner
www.buckplanning.ie
The local authority is working on the project with UCC’s Dr Jerry Murphy and Bord Gáis.
All three parties believe the pilot scheme could lead to a significant commercial enterprise.
Michael O’Brien, who is the senior engineer in Cork City Council’s environmental directorate, said he was very excited with the project which he believes is “very viable”.
The process involves bailing ordinary grass and putting it into a digester. This produces gas, which can be used in converted vehicles.
The city council has a fleet of 300 vehicles and is the only local authority in the country licensed to run park and ride buses.
At present about 10% of its fleet runs on green biodiesel.
“We think that into the future making gas from grass will be much more sustainable. It is also a way of getting rid of the grass that we cut in our own parks etc. The beauty about it is that it won’t compromise food production,” Mr O’Brien said.
“We hope to have it up and running within the next two years. We intend to make one of our park and ride buses available for it. We can also use it on our other vehicles. We have 300 of them in all shapes and sizes,” the senior engineer said.
If successful, Mr O’Brien says there is no reason the project cannot be turned into a commercial venture.
He believes the day will come when farmers will set aside fields of grass, from which gas will be produced.
“This gas could be added to the natural gas pipeline. It is a very promising technology,” Mr O’Brien said.
The city council has been leading the way on green energy for a number of years.
It is extracting gas from the Kinsale Road landfill, which is converted into electricity. The electricity goes into the national grid, and feeds about 1,000 houses in the city.
The council is also looking at providing heating energy from natural resources in the docklands.
Irish Examiner
www.buckplanning.ie
Dunne tower - Examiner
MORE than 5,000 permanent jobs would be created if the 37-storey tower building proposed by property developer Sean Dunne gets the go-ahead, a Bord Pleanála oral hearing was told yesterday.
Dublin City Council granted planning permission for the greater part of the development last March but rejected the 37-storey centre piece on grounds of excessive height.
The authority approved the development of 294 apartments, a 232-bedroom hotel, a shopping centre, embassy buildings, a cultural centre and crèche.
Chartered planning consultant Marion Chalmers said the effects of these jobs and the income that would stem from them would generate about €400 million per annum.
She said Dublin City Council’s suggestion of removing office space from the development plan put forward by Mr Dunne would result in the loss of about 1,373 jobs and the loss of nearly €172m a year to the city’s economy.
As regards social and community benefits arising from the proposed project, Ms Chalmers said about three acres of lands would be given back to the city, with a minimum of 30 crèche places at a subsidised rate for low-income households.
In addition there would be provision for a community centre in neighbouring Ringsend; relandscaping of Lansdowne Road; a new pedestrian bridge over the River Dodder; and a €5m contribution to other local amenities.
David Slattery, an architect and historic buildings consultant, told the hearing that Jurys Hotel had no streetscape quality; Carrisbrook House, adjacent to the development site, must be the ugliest building in Dublin; and Landsdowne House looked tired and outdated.
He added that the proposed development would not adversely affect the setting of the Victorian houses on Lansdowne Road.
The hearing was told the project includes provision for 1,316 car parking spaces — 804 dedicated residential. There would also be a completely new way of car parking in the capital through a fully automated car-stacking system for 549 cars, which could be used for infrequent car usage and car storage.
Irish Examiner
www.buckplanning.ie
Dublin City Council granted planning permission for the greater part of the development last March but rejected the 37-storey centre piece on grounds of excessive height.
The authority approved the development of 294 apartments, a 232-bedroom hotel, a shopping centre, embassy buildings, a cultural centre and crèche.
Chartered planning consultant Marion Chalmers said the effects of these jobs and the income that would stem from them would generate about €400 million per annum.
She said Dublin City Council’s suggestion of removing office space from the development plan put forward by Mr Dunne would result in the loss of about 1,373 jobs and the loss of nearly €172m a year to the city’s economy.
As regards social and community benefits arising from the proposed project, Ms Chalmers said about three acres of lands would be given back to the city, with a minimum of 30 crèche places at a subsidised rate for low-income households.
In addition there would be provision for a community centre in neighbouring Ringsend; relandscaping of Lansdowne Road; a new pedestrian bridge over the River Dodder; and a €5m contribution to other local amenities.
David Slattery, an architect and historic buildings consultant, told the hearing that Jurys Hotel had no streetscape quality; Carrisbrook House, adjacent to the development site, must be the ugliest building in Dublin; and Landsdowne House looked tired and outdated.
He added that the proposed development would not adversely affect the setting of the Victorian houses on Lansdowne Road.
The hearing was told the project includes provision for 1,316 car parking spaces — 804 dedicated residential. There would also be a completely new way of car parking in the capital through a fully automated car-stacking system for 549 cars, which could be used for infrequent car usage and car storage.
Irish Examiner
www.buckplanning.ie
Local authorities to offer low paid €300k mortgages
LOCAL authorities are to be allowed to grant mortgages of close to €300,000 to those on low pay and unable to get home loans from banks.
Under the scheme, borrowing limits will be increased from the current €185,000 figure to “just under €300,000”, if the cabinet gives final approval.
Environment Minister John Gormley, whose department has responsibility for housing, presented a memo on the issue to the cabinet yesterday. While final figures have yet to be confirmed, spokespersons said there was agreement in principle to the plan, which will likely be announced in tandem with the budget.
The size of the increase in borrowing limits may prompt claims that the Government is interfering with the property market. Several leading economists have called on the Government to allow the current correction in the market take its natural course, which would see prices continue to fall and come back into line for first-time buyers. The Government believes the proposal would not affect the correction. The source said the size of the increase would not serve to push up prices. Instead, it would assist those unable to get mortgages from banks because of the credit crunch.
This week, Taoiseach Brian Cowen insisted the Government would not intervene to “artificially inflate” house prices. It would use Mr Gormley’s proposals instead.
Irish Examiner
www.buckplanning.ie
Under the scheme, borrowing limits will be increased from the current €185,000 figure to “just under €300,000”, if the cabinet gives final approval.
Environment Minister John Gormley, whose department has responsibility for housing, presented a memo on the issue to the cabinet yesterday. While final figures have yet to be confirmed, spokespersons said there was agreement in principle to the plan, which will likely be announced in tandem with the budget.
The size of the increase in borrowing limits may prompt claims that the Government is interfering with the property market. Several leading economists have called on the Government to allow the current correction in the market take its natural course, which would see prices continue to fall and come back into line for first-time buyers. The Government believes the proposal would not affect the correction. The source said the size of the increase would not serve to push up prices. Instead, it would assist those unable to get mortgages from banks because of the credit crunch.
This week, Taoiseach Brian Cowen insisted the Government would not intervene to “artificially inflate” house prices. It would use Mr Gormley’s proposals instead.
Irish Examiner
www.buckplanning.ie
Boston social housing scheme shows the way
An Irish-American firm, which developed a template for exemplary social housing, is pressing hard to get into the frame as Dublin City Council prepares to redevelop some problem estates, writes Frank McDonald.
COLUMBIA POINT used to be one of the worst slums in North America. Despite its beautiful location on Boston Harbour, not far from the Kennedy Library, it was wracked by every imaginable social problem, mostly drug-related. It was a ghetto, physically isolated from the city, a place nobody wanted to go.
Mostly boarded up when developers Corcoran Mullins Jennison (CMJ) arrived on the scene in 1987, it became the first federal housing project in the United States to be converted to mixed-income housing.
And with the end-result winning several awards, it has served as an exemplary model for similar schemes elsewhere.
Anyone coming back after 20 years would barely recognise it. The name was changed to Harbor Point, to extirpate old associations, and the entire estate redeveloped to provide 1,283 attractive apartments and townhouses - supported by a range of social facilities, including shops, playgrounds and places for sitting out.
Low-income households benefiting from rent allowances account for just over 31 per cent of the overall mix, but there's no distinction between them and tenants paying the full market rent of $1,700 to $1,800 a month (€1,197 to €1,268); everyone lives together, instead of being socially segregated in different blocks.
What is also unusual about Harbor Point is that it's owned and managed by the same company that developed it - co-founded, incidentally, by Irish-American entrepreneur Joe Corcoran, whose parents hailed from Co Roscommon; he made a fortune from property investments and still runs the company at the age of 72.
Corcoran Jennison pitched for the PPP contracts from Dublin City Council to redevelop Dominick Street, O'Devaney Gardens and St Michael's Estate - losing out to Bernard McNamara. But now, with McNamara out of the picture, the Boston-based firm is pressing hard to get back into the frame by highlighting its track record.
Its focus is on developing and managing sustainable communities that work well for residents and for the company, as long-term landlord.
"Rents go up 3 per cent a year, so the property is worth much more now than 20 years ago," says Miles Byrne, who managed Harbor Point for eight years and knows its people well.
"We're incentivised to ensure it never goes bad. Under the Irish model, the developer is incentivised to make it look good on day one, when it's all up for sale.
Nobody asks how the area is going to be managed in the years ahead, what's the life expectancy of the lifts, roofs, etc, and how much it's going to cost to maintain."
The centrepiece of Harbor Point is a wide tree-lined boulevard, flanked by apartment blocks up to seven storeys high.
A small shopping arcade occupies the ground floor of one of these blocks, while the others are fronted by attractive shrubs and bedding plants. There is no evidence of vandalism or graffiti anywhere.
Colourful balloons decorate the entrance to the estate's leasing office, where prospective tenants are interviewed for the 2 per cent of units vacant at any given time.
"We have control over who goes in here," says Miles Byrne. "It's not like an apartment complex in Dublin, where there would be a whole lot of individual landlords."
One-bedroom apartments have floor areas of 56sq m (600sq ft), with good-sized rooms and even walk-in closets.
And because every block has a sprinkler system, apartments have a more open aspect, with no enclosed hallways.
The central heating, ventilation and air conditioning system is run on gas-fired boilers.
The rules are quite straightforward: tenants must pay the rent on time, not bother the neighbours, take care of their own apartments and disclose who's living with them.
"We need to get to know people, find out who they are and learn their names," says Byrne. "Because guys can't be dangerous if they're not anonymous."
Thirty-six nationalities are represented at Harbor Point, and around half of the residents are black.
There's a crèche, a youth centre with an outreach programme, a full-service health centre to cater for 500 kids under the age of 18 as well as two outdoor swimming pools, one for lounging around and the other for lapping.
Harbor Point also has a newly refurbished fitness centre with cardio and weight machines and a large function room upstairs with a fully-equipped kitchen that can be used for anything from teenage discos to residents' group meetings and other community events. The focus is on engaging people - and keeping them occupied.
"When you go into dysfunctional communities and provide a support structure based on exacting standards, things go right," Byrne says.
"Forty-six households need psychiatric medicines so family members can lead productive lives, and we see them regularly.
Any physical damage is fixed right away; not to do so is to create a cancer."
I was invited to attend one of the meetings at which any problems at Harbor Point are discussed openly by a committee that includes the chairman of the residents' council, the heads of maintenance and security, one of the social workers in the area and a representative of the developers - on this occasion, Miles Byrne himself.
It was a remarkable exchange of views. Clearly, everyone present was on first-name terms with all of the problem tenants - whether they were people who wouldn't be getting their doors and windows painted until they cleaned up their flats, or a 19-year-old male who had molested a seven-year-old boy in the computer room.
"There are good people in every community, so whenever we have a conflict we always find some way to turn things around," Byrne says.
"It's all about getting residents' trust first - the rest is design, construction and maintenance. We've never had to go to arbitration.
"We defer to the residents' council because they live here."
Fingal county manager David O'Connor was so impressed with Harbor Point when he visited Boston earlier this year that an 11-strong group of councillors and officials went back there last week to have a second look, on an information tour organised by Patricia Crisp, Corcoran Jennison's Dublin-based European director, who also organised this reporter's visit.
But Dublin City Council's housing department has so far declined an invitation to go see the place - most probably because Harbor Point implicitly challenges the traditional way of providing social and affordable housing, as well as the rigid segregation imposed by its officials in the redevelopment of "sink" estates.
The Irish Times
www.buckplanning.ie
COLUMBIA POINT used to be one of the worst slums in North America. Despite its beautiful location on Boston Harbour, not far from the Kennedy Library, it was wracked by every imaginable social problem, mostly drug-related. It was a ghetto, physically isolated from the city, a place nobody wanted to go.
Mostly boarded up when developers Corcoran Mullins Jennison (CMJ) arrived on the scene in 1987, it became the first federal housing project in the United States to be converted to mixed-income housing.
And with the end-result winning several awards, it has served as an exemplary model for similar schemes elsewhere.
Anyone coming back after 20 years would barely recognise it. The name was changed to Harbor Point, to extirpate old associations, and the entire estate redeveloped to provide 1,283 attractive apartments and townhouses - supported by a range of social facilities, including shops, playgrounds and places for sitting out.
Low-income households benefiting from rent allowances account for just over 31 per cent of the overall mix, but there's no distinction between them and tenants paying the full market rent of $1,700 to $1,800 a month (€1,197 to €1,268); everyone lives together, instead of being socially segregated in different blocks.
What is also unusual about Harbor Point is that it's owned and managed by the same company that developed it - co-founded, incidentally, by Irish-American entrepreneur Joe Corcoran, whose parents hailed from Co Roscommon; he made a fortune from property investments and still runs the company at the age of 72.
Corcoran Jennison pitched for the PPP contracts from Dublin City Council to redevelop Dominick Street, O'Devaney Gardens and St Michael's Estate - losing out to Bernard McNamara. But now, with McNamara out of the picture, the Boston-based firm is pressing hard to get back into the frame by highlighting its track record.
Its focus is on developing and managing sustainable communities that work well for residents and for the company, as long-term landlord.
"Rents go up 3 per cent a year, so the property is worth much more now than 20 years ago," says Miles Byrne, who managed Harbor Point for eight years and knows its people well.
"We're incentivised to ensure it never goes bad. Under the Irish model, the developer is incentivised to make it look good on day one, when it's all up for sale.
Nobody asks how the area is going to be managed in the years ahead, what's the life expectancy of the lifts, roofs, etc, and how much it's going to cost to maintain."
The centrepiece of Harbor Point is a wide tree-lined boulevard, flanked by apartment blocks up to seven storeys high.
A small shopping arcade occupies the ground floor of one of these blocks, while the others are fronted by attractive shrubs and bedding plants. There is no evidence of vandalism or graffiti anywhere.
Colourful balloons decorate the entrance to the estate's leasing office, where prospective tenants are interviewed for the 2 per cent of units vacant at any given time.
"We have control over who goes in here," says Miles Byrne. "It's not like an apartment complex in Dublin, where there would be a whole lot of individual landlords."
One-bedroom apartments have floor areas of 56sq m (600sq ft), with good-sized rooms and even walk-in closets.
And because every block has a sprinkler system, apartments have a more open aspect, with no enclosed hallways.
The central heating, ventilation and air conditioning system is run on gas-fired boilers.
The rules are quite straightforward: tenants must pay the rent on time, not bother the neighbours, take care of their own apartments and disclose who's living with them.
"We need to get to know people, find out who they are and learn their names," says Byrne. "Because guys can't be dangerous if they're not anonymous."
Thirty-six nationalities are represented at Harbor Point, and around half of the residents are black.
There's a crèche, a youth centre with an outreach programme, a full-service health centre to cater for 500 kids under the age of 18 as well as two outdoor swimming pools, one for lounging around and the other for lapping.
Harbor Point also has a newly refurbished fitness centre with cardio and weight machines and a large function room upstairs with a fully-equipped kitchen that can be used for anything from teenage discos to residents' group meetings and other community events. The focus is on engaging people - and keeping them occupied.
"When you go into dysfunctional communities and provide a support structure based on exacting standards, things go right," Byrne says.
"Forty-six households need psychiatric medicines so family members can lead productive lives, and we see them regularly.
Any physical damage is fixed right away; not to do so is to create a cancer."
I was invited to attend one of the meetings at which any problems at Harbor Point are discussed openly by a committee that includes the chairman of the residents' council, the heads of maintenance and security, one of the social workers in the area and a representative of the developers - on this occasion, Miles Byrne himself.
It was a remarkable exchange of views. Clearly, everyone present was on first-name terms with all of the problem tenants - whether they were people who wouldn't be getting their doors and windows painted until they cleaned up their flats, or a 19-year-old male who had molested a seven-year-old boy in the computer room.
"There are good people in every community, so whenever we have a conflict we always find some way to turn things around," Byrne says.
"It's all about getting residents' trust first - the rest is design, construction and maintenance. We've never had to go to arbitration.
"We defer to the residents' council because they live here."
Fingal county manager David O'Connor was so impressed with Harbor Point when he visited Boston earlier this year that an 11-strong group of councillors and officials went back there last week to have a second look, on an information tour organised by Patricia Crisp, Corcoran Jennison's Dublin-based European director, who also organised this reporter's visit.
But Dublin City Council's housing department has so far declined an invitation to go see the place - most probably because Harbor Point implicitly challenges the traditional way of providing social and affordable housing, as well as the rigid segregation imposed by its officials in the redevelopment of "sink" estates.
The Irish Times
www.buckplanning.ie
13 unlucky number for D7 developer
HIGH-RISE plans for a former bakery site in Phibsborough have failed to impress planners at Dublin City Council who have lopped eight storeys off a proposed 13-storey tower.
Developers Liam Moran and Vincent Maguire will be celebrating a hollow victory this week having finally secured permission tore-develop a prime bakery site at Cross Guns Bridge on the Royal Canal .
Council planners said yes, but told the duo to scale back a 13-storey tower of medical suites to five storeys and to reduce two eight-storey blocks of apartments by two storeys.
While residents have vowed to appeal the grant of permission to An Bord Pleanála , they are, no doubt, secretly pleased that council planners seemed to take have cognisance of their views.
This is Stateford Ltd's second go at the site. Last time round they were refused by the council for over 200 apartments and a 13-storey tower. The absence of a local area plan was cited as one of the stumbling blocks by planners.
Some would question the wisdom of granting permission for the scheme now when city councillors are set to sign off on the the draft local area plan at the start of October.
Either way, most will agree that the council's strict conditions, which in effect mean the loss of 58 apartments and 20 medical suites, are true to the spirit of the nearly-there draft plan.
Maybe residents' associations in D4 should take a spin up to D7 for some pointers on how to overcome high-rise happy developers.
The Irish Times
www.buckplanning.ie
Developers Liam Moran and Vincent Maguire will be celebrating a hollow victory this week having finally secured permission tore-develop a prime bakery site at Cross Guns Bridge on the Royal Canal .
Council planners said yes, but told the duo to scale back a 13-storey tower of medical suites to five storeys and to reduce two eight-storey blocks of apartments by two storeys.
While residents have vowed to appeal the grant of permission to An Bord Pleanála , they are, no doubt, secretly pleased that council planners seemed to take have cognisance of their views.
This is Stateford Ltd's second go at the site. Last time round they were refused by the council for over 200 apartments and a 13-storey tower. The absence of a local area plan was cited as one of the stumbling blocks by planners.
Some would question the wisdom of granting permission for the scheme now when city councillors are set to sign off on the the draft local area plan at the start of October.
Either way, most will agree that the council's strict conditions, which in effect mean the loss of 58 apartments and 20 medical suites, are true to the spirit of the nearly-there draft plan.
Maybe residents' associations in D4 should take a spin up to D7 for some pointers on how to overcome high-rise happy developers.
The Irish Times
www.buckplanning.ie
Quinlan waves goodbye to embassy plan
LIFE ON the embassy belt is not all it's cracked up to be, financier Derek Quinlan , centre, learned this week.
Quinlan ran in to some difficulty when trying to revamp the Victorian house he purchased for €8.5 million last year.
Number 43 Ailesbury Road was the Mexican Embassy for over ten years and the home to the German Embassy prior to that.
Quinlan had plans to revamp the semi-detached redbrick and let it out as offices.
Eagle eyed planners at the city council, however had different ideas.
They gave the all clear to Quinlan to extend and refurbish the premises, but tacked on a tricky condition -.- that the house could only be used as an embassy and not as a general offices.
Quinlan appealed this to An Bord Pleanála arguing that the premises has established office use and used listings from Thoms Directory and sworn affidavits from former staff members of the German embassy to bolster his appeal.
Going against the advice of its own inspector, An Bord Pleanála upheld the council's decision and the condition stands.
The established use of the site is as an embassy not office use, stated the planning board.
It's unlikely that the saga has ruffled feathers. Quinlan has bigger fish to fry and is currently tied up building houses in Istanbul. Maybe he'll bump into an ambassador in need of office space on his travels.
The Irish Times
www.buckplanning.ie
Quinlan ran in to some difficulty when trying to revamp the Victorian house he purchased for €8.5 million last year.
Number 43 Ailesbury Road was the Mexican Embassy for over ten years and the home to the German Embassy prior to that.
Quinlan had plans to revamp the semi-detached redbrick and let it out as offices.
Eagle eyed planners at the city council, however had different ideas.
They gave the all clear to Quinlan to extend and refurbish the premises, but tacked on a tricky condition -.- that the house could only be used as an embassy and not as a general offices.
Quinlan appealed this to An Bord Pleanála arguing that the premises has established office use and used listings from Thoms Directory and sworn affidavits from former staff members of the German embassy to bolster his appeal.
Going against the advice of its own inspector, An Bord Pleanála upheld the council's decision and the condition stands.
The established use of the site is as an embassy not office use, stated the planning board.
It's unlikely that the saga has ruffled feathers. Quinlan has bigger fish to fry and is currently tied up building houses in Istanbul. Maybe he'll bump into an ambassador in need of office space on his travels.
The Irish Times
www.buckplanning.ie
Apartment owners face huge long-term costs created by council's design demands
'A service charge time-bomb' awaits apartment owners because of a requirement to minimise the number of units per floor served by each lift
APARTMENT DWELLERS in Ireland are being "burdened with horrific long-term costs" because of the way buildings are designed and built here, according to Miles Byrne, of Boston-based property company Corcoran Jennison Inc.
In particular, he singles out a requirement to minimise the number of units per floor being served by each lift as "planting a service charge time-bomb that's going to explode in 20 years time" when all of the lifts would need to be replaced with new ones.
"We estimate that lift-related expenses add €9.23 per sq m (85 cent per sq ft) to the annual service charges for each owner. In total, the average 70sq m (753sq ft) two-bedroom apartment owner will be required to pay €646.27 per year for the proper maintenance and upkeep of the lift," he said.
This would cover the "bare minimum" of quarterly inspection by a qualified technician, insurance cover to protect against mechanical failure, a sinking fund to cover motor and cab replacement and a monthly service contract providing "on-call emergency services 24/7".
In a detailed critique of Dublin City Council's "sustainable" apartment design standards, submitted to senior council officials last May, Mike Corcoran (son of company founder Tom Corcoran) is scathing about the way in which many apartment schemes are managed and maintained.
"Broken hallway light fixtures, graffiti-tagged and damaged lift cabs, stained walls and entrance floors, broken fire alarm panels, vandalised mailboxes and the accumulation of uncollected trash - all of which draw compelling attention to a decline in the quality of life in these properties."
Corcoran's critique claims that Dublin's "profit-driven approach pre-destined the capital asset to precipitous decline the very day the management company is handed over to the resident committee and the developer redeploys all manpower resources to pursue the next business opportunity".
It blames planners and architects for failing to provide "rudimentary infrastructure" for sustainable housing.
"How, for example, would a planner expect a property to be managed without first providing a management office or a maintenance supply and repair room? Most new developments have neither."
Saying design and estate management must go hand-in-hand, Corcoran wrote: "Far too much emphasis is placed on fine distinctions such as units per lift, dual aspect and minimum sq metres per unit size. Virtually nothing is written about how these complex properties are to be managed once they are built and occupied.
"DCC would do well to publish the percentage of units built in the last six years that are owner-occupied versus investor-owned and rented," he suggested. "It is our experience that newly-built market units are predominantly investor-owned and, as such, are in fact 'rental' properties require more day-to-day attention.
"One unintended consequence of Section 23 incentives has been the very high number of investor absentee landlords that, in actuality, are destabilising their investments by removing themselves from the day-to-day concerns of the property.
"Most are serial investors who never come to know their tenants by name."
Typically, three-bedroom "family-type" apartments were being bought by investors. These were more likely to contribute to high footfall traffic in the building, have more frequent complaints of noise and "a higher degree of transients caused by multiple roommate configurations driven by cost considerations instead of lifestyle".
The Corcoran Jennison document argued that limiting the amount of one-bedroom units in an apartment scheme to 20 per cent of the mix, as laid down in the latest design guidelines, was "unfounded and irrational. This policy is contrary and unsupported by any demographic study done in Ireland in the last decade."
The company is already involved in managing a number of schemes in Dublin, including Longboat Quay in Docklands and Santry Cross near Ballymun. In each case, its policy has been "totally open and transparent", producing a detailed annual budget "showing where every cent is spent", as Miles Byrne put it.
The Irish Times
www.buckplanning.ie
APARTMENT DWELLERS in Ireland are being "burdened with horrific long-term costs" because of the way buildings are designed and built here, according to Miles Byrne, of Boston-based property company Corcoran Jennison Inc.
In particular, he singles out a requirement to minimise the number of units per floor being served by each lift as "planting a service charge time-bomb that's going to explode in 20 years time" when all of the lifts would need to be replaced with new ones.
"We estimate that lift-related expenses add €9.23 per sq m (85 cent per sq ft) to the annual service charges for each owner. In total, the average 70sq m (753sq ft) two-bedroom apartment owner will be required to pay €646.27 per year for the proper maintenance and upkeep of the lift," he said.
This would cover the "bare minimum" of quarterly inspection by a qualified technician, insurance cover to protect against mechanical failure, a sinking fund to cover motor and cab replacement and a monthly service contract providing "on-call emergency services 24/7".
In a detailed critique of Dublin City Council's "sustainable" apartment design standards, submitted to senior council officials last May, Mike Corcoran (son of company founder Tom Corcoran) is scathing about the way in which many apartment schemes are managed and maintained.
"Broken hallway light fixtures, graffiti-tagged and damaged lift cabs, stained walls and entrance floors, broken fire alarm panels, vandalised mailboxes and the accumulation of uncollected trash - all of which draw compelling attention to a decline in the quality of life in these properties."
Corcoran's critique claims that Dublin's "profit-driven approach pre-destined the capital asset to precipitous decline the very day the management company is handed over to the resident committee and the developer redeploys all manpower resources to pursue the next business opportunity".
It blames planners and architects for failing to provide "rudimentary infrastructure" for sustainable housing.
"How, for example, would a planner expect a property to be managed without first providing a management office or a maintenance supply and repair room? Most new developments have neither."
Saying design and estate management must go hand-in-hand, Corcoran wrote: "Far too much emphasis is placed on fine distinctions such as units per lift, dual aspect and minimum sq metres per unit size. Virtually nothing is written about how these complex properties are to be managed once they are built and occupied.
"DCC would do well to publish the percentage of units built in the last six years that are owner-occupied versus investor-owned and rented," he suggested. "It is our experience that newly-built market units are predominantly investor-owned and, as such, are in fact 'rental' properties require more day-to-day attention.
"One unintended consequence of Section 23 incentives has been the very high number of investor absentee landlords that, in actuality, are destabilising their investments by removing themselves from the day-to-day concerns of the property.
"Most are serial investors who never come to know their tenants by name."
Typically, three-bedroom "family-type" apartments were being bought by investors. These were more likely to contribute to high footfall traffic in the building, have more frequent complaints of noise and "a higher degree of transients caused by multiple roommate configurations driven by cost considerations instead of lifestyle".
The Corcoran Jennison document argued that limiting the amount of one-bedroom units in an apartment scheme to 20 per cent of the mix, as laid down in the latest design guidelines, was "unfounded and irrational. This policy is contrary and unsupported by any demographic study done in Ireland in the last decade."
The company is already involved in managing a number of schemes in Dublin, including Longboat Quay in Docklands and Santry Cross near Ballymun. In each case, its policy has been "totally open and transparent", producing a detailed annual budget "showing where every cent is spent", as Miles Byrne put it.
The Irish Times
www.buckplanning.ie
Praise for new 'landmark' tower in Cork
A NEW €150 million luxury apartment complex in Cork incorporating Ireland’s tallest building was yesterday welcomed by Cork city manager Joe Gavin as a landmark development which pointed the way for future projects in the city.
The Elysian tower, built by O’Flynn Construction, which opened yesterday includes a 17-storey tower which, at 71 metres, is Ireland’s tallest building, extending six metres higher than Cork County Hall (65m) and 13 metres higher than Liberty Hall in Dublin (58m).
The development, which is located on a three-acre site formerly owned by An Post on Eglinton Street near Cork City Hall, was designed by Wilson Architecture and incorporates 211 apartments, including 37 penthouse apartments, as well as commercial units.
“The Elysian tower has been designed in such a way that it fits into its environment in a very attractive way – it’s sleek and slender and is a landmark building as you come in from the airport. It gives a very good impression of modern development in Cork,” said Mr Gavin. He said he believed the development complements the classical architecture of nearby Cork City Hall, while it also complements other high-rise developments by Howard Holdings at the City Quarter across the south channel of the Lee.
Developer Michael O’Flynn, who paid €15 million for the site, revealed it was during pre- planning consultations with Cork City Council that he began considering putting a high-rise development on the site given its location at the end of the Southern Link Road leading into the city centre.
“It became clear during our discussions with Cork City Council that the site needed a landmark development at the end of the South Link, and while it’s not very high by international standards it’s high-rise for Cork, and we’re very proud of it.”
Mr O’Flynn said he believed Irish cities have to develop upwards if they are to progress, and he remained confident that Irish people were now much more open to residential living in quality high-rise developments.
Prices start at €375,000 for a one-bedroom apartment and go up to €2 million for the Triplex penthouses. While Mr O’Flynn admitted that the current economic climate was not as ideal as he would wish, he was confident the apartments would sell well.
“The market is extremely challenging but we have a fantastic product in a superb location right in the heart of the city – it will clearly take longer to sell than it would a year ago but we’re confident because of the uniqueness of the product we will certainly sell them.”
Trish Stokes of Sherry FitzGerald, who is handling the sales, is equally confident that the high-spec finishes to the apartments, together with their convenience to the city centre, would ensure they would sell well.
“Outside of the penthouses, which are over 3,000 sq ft, we’re talking luxurious apartments, some of which extend up to 2,600 sq ft with dual aspects, 2.7 metre- high ceilings and large private balconies with tremendous views.”
The complex, which includes a one-acre landscaped Japanese garden designed by Expo 1990 gold medal winning designer Martin Hallinan, includes retail units on the ground floor, a restaurant, a créche and a gym, as well as 550 car-parking spaces in a double basement.
The Elysian was officially opened yesterday by Minister for Foreign Affairs Micheál Martin and Minister for Education Batt O’Keeffe. The deputy lord mayor of Cork, Cllr Patricia Gosch, also attended, with Ireland and Munster rugby star Ronan O’Gara acting as MC.
The Irish Times
www.buckplanning.ie
The Elysian tower, built by O’Flynn Construction, which opened yesterday includes a 17-storey tower which, at 71 metres, is Ireland’s tallest building, extending six metres higher than Cork County Hall (65m) and 13 metres higher than Liberty Hall in Dublin (58m).
The development, which is located on a three-acre site formerly owned by An Post on Eglinton Street near Cork City Hall, was designed by Wilson Architecture and incorporates 211 apartments, including 37 penthouse apartments, as well as commercial units.
“The Elysian tower has been designed in such a way that it fits into its environment in a very attractive way – it’s sleek and slender and is a landmark building as you come in from the airport. It gives a very good impression of modern development in Cork,” said Mr Gavin. He said he believed the development complements the classical architecture of nearby Cork City Hall, while it also complements other high-rise developments by Howard Holdings at the City Quarter across the south channel of the Lee.
Developer Michael O’Flynn, who paid €15 million for the site, revealed it was during pre- planning consultations with Cork City Council that he began considering putting a high-rise development on the site given its location at the end of the Southern Link Road leading into the city centre.
“It became clear during our discussions with Cork City Council that the site needed a landmark development at the end of the South Link, and while it’s not very high by international standards it’s high-rise for Cork, and we’re very proud of it.”
Mr O’Flynn said he believed Irish cities have to develop upwards if they are to progress, and he remained confident that Irish people were now much more open to residential living in quality high-rise developments.
Prices start at €375,000 for a one-bedroom apartment and go up to €2 million for the Triplex penthouses. While Mr O’Flynn admitted that the current economic climate was not as ideal as he would wish, he was confident the apartments would sell well.
“The market is extremely challenging but we have a fantastic product in a superb location right in the heart of the city – it will clearly take longer to sell than it would a year ago but we’re confident because of the uniqueness of the product we will certainly sell them.”
Trish Stokes of Sherry FitzGerald, who is handling the sales, is equally confident that the high-spec finishes to the apartments, together with their convenience to the city centre, would ensure they would sell well.
“Outside of the penthouses, which are over 3,000 sq ft, we’re talking luxurious apartments, some of which extend up to 2,600 sq ft with dual aspects, 2.7 metre- high ceilings and large private balconies with tremendous views.”
The complex, which includes a one-acre landscaped Japanese garden designed by Expo 1990 gold medal winning designer Martin Hallinan, includes retail units on the ground floor, a restaurant, a créche and a gym, as well as 550 car-parking spaces in a double basement.
The Elysian was officially opened yesterday by Minister for Foreign Affairs Micheál Martin and Minister for Education Batt O’Keeffe. The deputy lord mayor of Cork, Cllr Patricia Gosch, also attended, with Ireland and Munster rugby star Ronan O’Gara acting as MC.
The Irish Times
www.buckplanning.ie
Quality of life tops transport survey
QUALITY OF life, environmental sustainability and economic competitiveness should underpin a vision to guide transport planners in the greater Dublin area, according to the results of public consultation by the Dublin Transportation Office (DTO).
People identified accessibility and stress reduction as key objectives for a 20-year transport strategy covering the period 2010 to 2030.
The feedback also emphasised the importance of ensuring access to jobs and services.
Respecting the natural environment was also often mentioned, with a key issue being carbon dioxide and other emissions from transport, which many felt should be addressed by encouraging a shift to public transport, walking and cycling.
When commenting on the main issues, people noted that the legacy of past planning decisions was constraining the options open to planners in the future.
People also said it highlighted the need for more "joined-up thinking" on transport and land use.
Among the 3,500 people who completed the DTO's online questionnaire earlier this year, many pointed to the impact that long travel times were having on communities and business, and called for urban areas to be designed more attractively.
DTO director John Henry said the public input would inform the "guiding principles" of the new strategy.
"We will launch a second phase of public consultation on this in early 2009, and we plan to come back to the public a third and final time in late 2009 before publishing a final transport strategy for the greater Dublin area in early 2010," Mr Henry added.
Information on the www.2030 vision.ie website has been made available in Irish, English, Polish, Mandarin Chinese and Lithuanian.
It was accessed largely by people in Dublin and surrounding counties.
The Irish Times
www.buckplanning.ie
People identified accessibility and stress reduction as key objectives for a 20-year transport strategy covering the period 2010 to 2030.
The feedback also emphasised the importance of ensuring access to jobs and services.
Respecting the natural environment was also often mentioned, with a key issue being carbon dioxide and other emissions from transport, which many felt should be addressed by encouraging a shift to public transport, walking and cycling.
When commenting on the main issues, people noted that the legacy of past planning decisions was constraining the options open to planners in the future.
People also said it highlighted the need for more "joined-up thinking" on transport and land use.
Among the 3,500 people who completed the DTO's online questionnaire earlier this year, many pointed to the impact that long travel times were having on communities and business, and called for urban areas to be designed more attractively.
DTO director John Henry said the public input would inform the "guiding principles" of the new strategy.
"We will launch a second phase of public consultation on this in early 2009, and we plan to come back to the public a third and final time in late 2009 before publishing a final transport strategy for the greater Dublin area in early 2010," Mr Henry added.
Information on the www.2030 vision.ie website has been made available in Irish, English, Polish, Mandarin Chinese and Lithuanian.
It was accessed largely by people in Dublin and surrounding counties.
The Irish Times
www.buckplanning.ie
Segregated creches part of housing plan
DUBLIN CITY Council’s contract for the failed public-private partnership project to redevelop O’Devaney Gardens, near Phoenix Park, envisaged separate creches for the private and social housing that would be built on the estate.
One of the architects who had been involved in tendering for the project told The Irish Times he was “quite taken aback” by this specification because it clearly indicated that children would be socially segregated at an early age.
“It would be a form of apartheid,” he said. “When we raised this with city council housing officials, we were told that it was being done at the behest of the local community.”
Tenants of the estate were involved in drawing up the development brief.
Corcoran Jennison, a Boston-based property firm that tendered for the PPP before it was awarded to a consortium led by developer Bernard McNamara, said it proposed integrating the creches under a single arrangement.
“This was one of the simplest and most effective strategies for successfully integrating families of all incomes and racial backgrounds. It was also one of the most economical,” Corcoran Jennison said in a critique of the council’s housing design guidelines.
A spokesman for the company, which developed and still manages the Harbour Point housing estate in Boston, said it was at a loss to understand why council officials also insisted on separate blocks for social housing tenants.
“They are opposed to the alternative of mixing social housing and private sector residents and use the term ‘pepper potting’ to describe this approach. They will have none of it, apparently on the basis that middle-class residents wouldn’t accept it.”
A spokesman for the council said there was “no substance” to suggestions of social segregation in the project as “no detail was worked up with regard to the provision of a private creche as such”.
Boston social housing scheme shows the way: Property
The Irish Times
www.buckplanning.ie
One of the architects who had been involved in tendering for the project told The Irish Times he was “quite taken aback” by this specification because it clearly indicated that children would be socially segregated at an early age.
“It would be a form of apartheid,” he said. “When we raised this with city council housing officials, we were told that it was being done at the behest of the local community.”
Tenants of the estate were involved in drawing up the development brief.
Corcoran Jennison, a Boston-based property firm that tendered for the PPP before it was awarded to a consortium led by developer Bernard McNamara, said it proposed integrating the creches under a single arrangement.
“This was one of the simplest and most effective strategies for successfully integrating families of all incomes and racial backgrounds. It was also one of the most economical,” Corcoran Jennison said in a critique of the council’s housing design guidelines.
A spokesman for the company, which developed and still manages the Harbour Point housing estate in Boston, said it was at a loss to understand why council officials also insisted on separate blocks for social housing tenants.
“They are opposed to the alternative of mixing social housing and private sector residents and use the term ‘pepper potting’ to describe this approach. They will have none of it, apparently on the basis that middle-class residents wouldn’t accept it.”
A spokesman for the council said there was “no substance” to suggestions of social segregation in the project as “no detail was worked up with regard to the provision of a private creche as such”.
Boston social housing scheme shows the way: Property
The Irish Times
www.buckplanning.ie
High-rise scheme may create 5,000 jobs a year, hearing told
SEÁN DUNNE'S redevelopment of the former Jurys and Berkeley Court hotel sites in Ballsbridge would cost almost €1.5 billion and on completion would generate 5,000 permanent jobs and €400 million every year, An Bord Pleanála has been told.
The financial details of the high-rise scheme, which includes a 37- storey tower, were disclosed for the first time yesterday at the planning hearing on the development.
Marion Chalmers, planning consultant for Mr Dunne, told the hearing that the capital investment in the regeneration of the site, for which Mr Dunne paid about €380 million three years ago, would run to €1.484 billion.
Nearly 1,000 construction workers would be employed each year for the duration of the seven-year-build, and 5,000 permanent jobs would be created every year when the scheme was completed.
The scheme would result in a net value to the economy of over €4 billion over 25 years, Ms Chalmers said.
However, she warned these benefits would be greatly reduced if An Bord Pleanála did not reinstate the office space refused by Dublin City Council.
The council had "seriously eroded the economic potential" of the scheme by refusing permission for the 28,000sq m of offices Mr Dunne sought, she said. Office use is not permitted under the current zoning of the site.
Without office workers, the number of jobs created each year would fall by 1,373 - one-third of the potential jobs.
This would result in a loss of nearly €172 million for the economy - a reduction of 55 per cent of the predicted financial benefits, she added. The scheme's retail element would, at 14,000sq m, create 1,129 jobs generating €47.2 million.
The turnover of the shops is estimated at €136.3 million, 95 per cent of which would stay in the Ballsbridge area, she said.
Mr Dunne also intended to spend €5 million on six pieces of public art, to be chosen in conjunction with the city council and the local community, which would be located in or around the site.
He had also committed to building a pedestrian bridge over the river Dodder, subject to planning permission, and contributing €5 million to other local amenities.
The hearing was also told yesterday the increase in traffic after construction would be "negligible", despite the addition of almost 1,000 parking spaces.
The number of parking spaces would increase from 356 provided by the hotels, to 1,316 if the development was granted permission. However, there would not be a significant increase in traffic, Mr Dunne's traffic expert Donal McDaid said.
The location of the development close to the city centre and several public transport routes would result in residents and workers using buses and trains, or walking and cycling.
Of the 1,316 spaces, 804 would be dedicated resident spaces and about two-thirds of those would be in "car stackers", a form of storage rather than parking, which results in fewer car trips, Mr McDaid said.
Construction of the development would result in 40 lorry trips an hour over a 15-month period. This is similar to the number of lorries that served Lansdowne Road stadium during its peak construction phase, he said.
The Irish Times
www.buckplanning.ie
The financial details of the high-rise scheme, which includes a 37- storey tower, were disclosed for the first time yesterday at the planning hearing on the development.
Marion Chalmers, planning consultant for Mr Dunne, told the hearing that the capital investment in the regeneration of the site, for which Mr Dunne paid about €380 million three years ago, would run to €1.484 billion.
Nearly 1,000 construction workers would be employed each year for the duration of the seven-year-build, and 5,000 permanent jobs would be created every year when the scheme was completed.
The scheme would result in a net value to the economy of over €4 billion over 25 years, Ms Chalmers said.
However, she warned these benefits would be greatly reduced if An Bord Pleanála did not reinstate the office space refused by Dublin City Council.
The council had "seriously eroded the economic potential" of the scheme by refusing permission for the 28,000sq m of offices Mr Dunne sought, she said. Office use is not permitted under the current zoning of the site.
Without office workers, the number of jobs created each year would fall by 1,373 - one-third of the potential jobs.
This would result in a loss of nearly €172 million for the economy - a reduction of 55 per cent of the predicted financial benefits, she added. The scheme's retail element would, at 14,000sq m, create 1,129 jobs generating €47.2 million.
The turnover of the shops is estimated at €136.3 million, 95 per cent of which would stay in the Ballsbridge area, she said.
Mr Dunne also intended to spend €5 million on six pieces of public art, to be chosen in conjunction with the city council and the local community, which would be located in or around the site.
He had also committed to building a pedestrian bridge over the river Dodder, subject to planning permission, and contributing €5 million to other local amenities.
The hearing was also told yesterday the increase in traffic after construction would be "negligible", despite the addition of almost 1,000 parking spaces.
The number of parking spaces would increase from 356 provided by the hotels, to 1,316 if the development was granted permission. However, there would not be a significant increase in traffic, Mr Dunne's traffic expert Donal McDaid said.
The location of the development close to the city centre and several public transport routes would result in residents and workers using buses and trains, or walking and cycling.
Of the 1,316 spaces, 804 would be dedicated resident spaces and about two-thirds of those would be in "car stackers", a form of storage rather than parking, which results in fewer car trips, Mr McDaid said.
Construction of the development would result in 40 lorry trips an hour over a 15-month period. This is similar to the number of lorries that served Lansdowne Road stadium during its peak construction phase, he said.
The Irish Times
www.buckplanning.ie
Former city architect withdrawn as witness in Dunne hearing
The former Dublin city architect Jim Barrett was withdrawn before he was due to give evidence on behalf of Seán Dunne at the An Bord Pleanála hearing on Mr Dunne’s ballsbridge plans, amid accusations of conflict of interest.
Counsel for Mr Dunne, Micheal O’Connell, withdrew Mr Barrett as a witness following objections from the legal representatives of Dublin City Council, businessman Dermot Desmond, and 22 local residents opposing the high-rise development.
Mr Barrett retired from the council last year but had attended pre-planning meetings with the developer in relation to the scheme for the site of the former Jurys and Berkeley Court hotels before his retirement.
Barrister for Dublin City Council, John Gallagher, had said he had been given “no prior notice” of Mr Barrett’s attendance and said “it is not appropriate that Mr Barrettt should give evidence on behalf of the applicants”.
Barrister for 22 appellants Colm MacEochaidh said that Mr Barrett had represented “the people, the city and the planners” at the pre-planning meeting.
“He has now crossed the floor and is advising the developer.”
Counsel for Mr Desmond, Michael O’Donnell, said Mr Barrett had been “in a very senior position and very involved in the process” and that his appearance was “inappropriate”.
Mr O’Connell said Mr Barrett was a former employee of the council and had appeared voluntarily at the hearing, but said he would withdraw him so as not to distract from the business of the hearing.
Irishtimes.com
www.buckplanning.ie
Counsel for Mr Dunne, Micheal O’Connell, withdrew Mr Barrett as a witness following objections from the legal representatives of Dublin City Council, businessman Dermot Desmond, and 22 local residents opposing the high-rise development.
Mr Barrett retired from the council last year but had attended pre-planning meetings with the developer in relation to the scheme for the site of the former Jurys and Berkeley Court hotels before his retirement.
Barrister for Dublin City Council, John Gallagher, had said he had been given “no prior notice” of Mr Barrett’s attendance and said “it is not appropriate that Mr Barrettt should give evidence on behalf of the applicants”.
Barrister for 22 appellants Colm MacEochaidh said that Mr Barrett had represented “the people, the city and the planners” at the pre-planning meeting.
“He has now crossed the floor and is advising the developer.”
Counsel for Mr Desmond, Michael O’Donnell, said Mr Barrett had been “in a very senior position and very involved in the process” and that his appearance was “inappropriate”.
Mr O’Connell said Mr Barrett was a former employee of the council and had appeared voluntarily at the hearing, but said he would withdraw him so as not to distract from the business of the hearing.
Irishtimes.com
www.buckplanning.ie
Wednesday, 17 September 2008
Council praises Dunne scheme but vetoes tower
DUBLIN City Council has described a controversial development by builder Sean Dunne on the former Jurys and Berkeley Court site as having "exceptional architectural and urban design quality".
However, the local authority reasserted that the 37-storey centrepiece tower, which was refused planning permission, could not be allowed as there is no city planning strategy to include the proposed building, which is 16 metres taller than O'Connell street's Spire.
Yesterday was the first time representatives from the council took to the stand in the ongoing Bord Pleanala hearing following Mr Dunne's appeal to keep the tower in the contentious development.
Earlier this year the local authority granted permission for most of the development, although the builder says the tallest block is essential to plans for the site.
A number of residents have argued that the whole scheme is in contravention of the city's development plan, which runs to 2011.
However, yesterday council planner Mary Conway said the parts of the development which were given permission were compliant with the plan and would increase the capital's "competitive edge, economically, culturally and socially".
Mr Dunne paid a record €380m for the seven acre Ballsbridge site and has ambitious plans including a hotel, shopping centre and hundreds of apartments among others uses.
Earlier, town planner Ann Mulcrone of Reid Associates, speaking for a number of residents opposed to the scheme, said An Bord Pleanala can refuse permission on the basis that the development is a material contravention of the development plan.
If the tower were to go ahead, it would set an "extraordinary precedent" for future developments in the city as well as being an "apocalyptic prospect".
Shane Hickey
Irish Independent
www.buckplanning.ie
However, the local authority reasserted that the 37-storey centrepiece tower, which was refused planning permission, could not be allowed as there is no city planning strategy to include the proposed building, which is 16 metres taller than O'Connell street's Spire.
Yesterday was the first time representatives from the council took to the stand in the ongoing Bord Pleanala hearing following Mr Dunne's appeal to keep the tower in the contentious development.
Earlier this year the local authority granted permission for most of the development, although the builder says the tallest block is essential to plans for the site.
A number of residents have argued that the whole scheme is in contravention of the city's development plan, which runs to 2011.
However, yesterday council planner Mary Conway said the parts of the development which were given permission were compliant with the plan and would increase the capital's "competitive edge, economically, culturally and socially".
Mr Dunne paid a record €380m for the seven acre Ballsbridge site and has ambitious plans including a hotel, shopping centre and hundreds of apartments among others uses.
Earlier, town planner Ann Mulcrone of Reid Associates, speaking for a number of residents opposed to the scheme, said An Bord Pleanala can refuse permission on the basis that the development is a material contravention of the development plan.
If the tower were to go ahead, it would set an "extraordinary precedent" for future developments in the city as well as being an "apocalyptic prospect".
Shane Hickey
Irish Independent
www.buckplanning.ie
'Too tall' 35-storey hotel plan rejected
PLANNING permission for what would have been the country's tallest hotel has been refused by Dublin City Council.
Treasury Holdings had planned to build a 35-storey, 152-metre hotel to serve the National Conference Centre, which is currently being constructed in the Docklands, but the city council has shot the hotel plans down, saying the building is too tall.
The proposed hotel was described as a "landmark indicator" when permission was sought last December.
A number of parties, including businessman Dermot Desmond, An Taisce and the Dublin Docklands Development Authority, objected.
In a submission, Mr Desmond said the plan was "completely incongruous" and he warned against allowing "the desired financial return of any developer to be a valid planning consideration".
Treasury Holdings had planned to build on a site of less than 0.20 hectares at North Wall Quay/Guild Street on Spencer Dock.
The project included a 427-bedroom hotel, with a fitness centre/spa including swimming pool, cafe/meeting area and wintergarden deck area on the 16th floor.
Excessive
"The proposed development by virtue of its excessive height at 152m, the current policy provisions of the Dublin City Development Plan 2005-2011, and having regard to the current Dublin Docklands Development Authority Plan would be contrary to the proper planning and sustainable development of the area," the council's decision said.
Treasury Holdings were not available for comment, but the decision to deny them planning permission could be appealed to An Bord Pleanala.
Paul Melia
Irish Independent
www.buckplanning.ie
Treasury Holdings had planned to build a 35-storey, 152-metre hotel to serve the National Conference Centre, which is currently being constructed in the Docklands, but the city council has shot the hotel plans down, saying the building is too tall.
The proposed hotel was described as a "landmark indicator" when permission was sought last December.
A number of parties, including businessman Dermot Desmond, An Taisce and the Dublin Docklands Development Authority, objected.
In a submission, Mr Desmond said the plan was "completely incongruous" and he warned against allowing "the desired financial return of any developer to be a valid planning consideration".
Treasury Holdings had planned to build on a site of less than 0.20 hectares at North Wall Quay/Guild Street on Spencer Dock.
The project included a 427-bedroom hotel, with a fitness centre/spa including swimming pool, cafe/meeting area and wintergarden deck area on the 16th floor.
Excessive
"The proposed development by virtue of its excessive height at 152m, the current policy provisions of the Dublin City Development Plan 2005-2011, and having regard to the current Dublin Docklands Development Authority Plan would be contrary to the proper planning and sustainable development of the area," the council's decision said.
Treasury Holdings were not available for comment, but the decision to deny them planning permission could be appealed to An Bord Pleanala.
Paul Melia
Irish Independent
www.buckplanning.ie
Renewal of estates to cost State €1.8bn
LIMERICK’S huge regeneration plan for run-down council estates in the city will present the Government with another financial challenge as the entire project will cost the exchequer as much as €1.8 billion, it has emerged.
Initial costings indicated that the regeneration programme would carry a price tag in the region of €1bn.
Following the presentation of architects’ master plans on Monday the cost has been revised upwards.
And to complete the biggest urban regeneration of any Irish city, another €1.8bn will be needed in private sector investment, it has emerged.
Government ministers have insisted that they are fully behind the plans drawn up by former Dublin city manager John Fitzgerald.
The regenerating programme will involve the total demolition and redevelopment of houses in Moyross, Southill, Ballinacurra Weston and St Mary’s Park.
The cost is based on the master plans presented to two regeneration boards on Monday.
The Southside and Northside Regeneration Boards gave their approval of the plans presented to them and they will now be sent to various government departments who will have to provide the funding.
Much of the funding will not be required for at least another year, giving ministers some breathing space.
Limerick City Council will also be given copies of the master plan to kick-start the planning process.
The council will debate the master plans on October 27.
Brendan Kenny, chief executive of the regeneration boards has stated that he is confident funding for the total redevelopment of the four huge estates will be given as the projects proceed.
Up to 3,000 houses in all will be demolished.
To date more than 100 houses which have been vandalised and abandoned by their occupants have been knocked.
The southside regeneration agency has already bought out properties including a local pub located near Southill.
The property was purchased for its strategic location and the licence will be retained.
An indoor sports facility has also been put in place at a vacated industrial unit.
There will now be major focus on the government response to the master plans and the kind of commitments which they will elicit given the new economic circumstances.
Irish Examiner
www.buckplanning.ie
Initial costings indicated that the regeneration programme would carry a price tag in the region of €1bn.
Following the presentation of architects’ master plans on Monday the cost has been revised upwards.
And to complete the biggest urban regeneration of any Irish city, another €1.8bn will be needed in private sector investment, it has emerged.
Government ministers have insisted that they are fully behind the plans drawn up by former Dublin city manager John Fitzgerald.
The regenerating programme will involve the total demolition and redevelopment of houses in Moyross, Southill, Ballinacurra Weston and St Mary’s Park.
The cost is based on the master plans presented to two regeneration boards on Monday.
The Southside and Northside Regeneration Boards gave their approval of the plans presented to them and they will now be sent to various government departments who will have to provide the funding.
Much of the funding will not be required for at least another year, giving ministers some breathing space.
Limerick City Council will also be given copies of the master plan to kick-start the planning process.
The council will debate the master plans on October 27.
Brendan Kenny, chief executive of the regeneration boards has stated that he is confident funding for the total redevelopment of the four huge estates will be given as the projects proceed.
Up to 3,000 houses in all will be demolished.
To date more than 100 houses which have been vandalised and abandoned by their occupants have been knocked.
The southside regeneration agency has already bought out properties including a local pub located near Southill.
The property was purchased for its strategic location and the licence will be retained.
An indoor sports facility has also been put in place at a vacated industrial unit.
There will now be major focus on the government response to the master plans and the kind of commitments which they will elicit given the new economic circumstances.
Irish Examiner
www.buckplanning.ie
Dublin skyline ‘was going to change’
THE Dublin skyline was going to change with a trend towards tall buildings, the planning appeal against the refusal for a 37-storey Ballsbridge development proposed by property magnate Seán Dunne was told yesterday.
Landscape architect Thomas Burns said Ballsbridge was already home to some significant mid-rise developments and permission was recently granted for high-rise developments, including: Quay Lodge, Grand Canal Quay — 16 storey tower; Military Road, Kilmainham — 32-storey tower; U2 tower, Sir John Rogerson Quay — 35-storey tower and the Watch Tower, Point Village — 39-storey tower.
He said the removal of existing trees would be perceived as a significant negative impact, but in mitigation, the development proposed a significant landscape scheme including the replanting of nearly three times as many semi-mature trees. Mr Burns added that the development would not adversely alter the distinctive urban character of existing properties.
Mr Dunne paid €379 million for the site in 2005. The city council granted planning permission for the greater part of the development last March, but rejected the landmark 37-storey centrepiece on grounds of excessive heights.
While the council stood over its decision yesterday acting deputy planning official for the council Mary Conway said that it was their opinion that the planning application is compliant with the Dublin City development and the National Development plan.
She said the planning authority also consider that the proposal is of exceptional architectural and urban design quality, which will help increase Dublin’s competitive edge, economically, culturally and socially, as well as providing an appropriate response to the scale and character of the area.
The council also produced evidence at the hearing that the site was not on a floodplain and despite an extremely high tide on February 1, 2002, the site had not been flooded.
The oral hearing by an Bord Pleanála continues today. The planning appeal hearing is in its second week and is expected to continue into next week.
Irish Examiner
www.buckplanning.ie
Landscape architect Thomas Burns said Ballsbridge was already home to some significant mid-rise developments and permission was recently granted for high-rise developments, including: Quay Lodge, Grand Canal Quay — 16 storey tower; Military Road, Kilmainham — 32-storey tower; U2 tower, Sir John Rogerson Quay — 35-storey tower and the Watch Tower, Point Village — 39-storey tower.
He said the removal of existing trees would be perceived as a significant negative impact, but in mitigation, the development proposed a significant landscape scheme including the replanting of nearly three times as many semi-mature trees. Mr Burns added that the development would not adversely alter the distinctive urban character of existing properties.
Mr Dunne paid €379 million for the site in 2005. The city council granted planning permission for the greater part of the development last March, but rejected the landmark 37-storey centrepiece on grounds of excessive heights.
While the council stood over its decision yesterday acting deputy planning official for the council Mary Conway said that it was their opinion that the planning application is compliant with the Dublin City development and the National Development plan.
She said the planning authority also consider that the proposal is of exceptional architectural and urban design quality, which will help increase Dublin’s competitive edge, economically, culturally and socially, as well as providing an appropriate response to the scale and character of the area.
The council also produced evidence at the hearing that the site was not on a floodplain and despite an extremely high tide on February 1, 2002, the site had not been flooded.
The oral hearing by an Bord Pleanála continues today. The planning appeal hearing is in its second week and is expected to continue into next week.
Irish Examiner
www.buckplanning.ie
Council to fight Gormley rejection of plan
MEMBERS OF Mayo County Council are prepared to take legal action to prevent Minister for the Environment John Gormley from dismantling their new county development plan.
The Minister is unhappy with the council’s decision to ignore the advice of his department by allowing greater flexibility for single-house developments in rural communities deemed to be under urban influence.
The Fine Gael whip on the authority, Cllr Paddy McGuinness, described the Minister’s intervention as very frustrating as he declined requests to meet the elected members during the consultation process this year.
“I felt a great sense of satisfaction when the new plan was adopted in May because I knew it was very significant in addressing problems being experienced in our rural communities.
“Now I feel my homework has been thrown back at me by an authoritative teacher. Since that happened in July all the positivity has been replaced by negativity.
“We worked very hard to get it right and now we are involved in time-consuming and morale-destroying work in fighting his intervention which, in my view, is so unnecessary.”
Cllr Al McDonnell, the chairman of the Fianna Fáil party on the council, said the members of the council would never accept a Cromwellian-type policy of driving, in herd-like fashion, rural people into urbanised surroundings against their will and against their better judgment and welfare. He said the development plan took full note of housing guidelines circulated to local authorities in 2005. These were based on the original National Spatial Strategy of 2001.
“So that there would be no misunderstanding, no misrepresentations of what we intended in our plan, we decided to include in verbatim form Chapter One of the sustainable housing guidelines of 2005. It is, therefore, quite extraordinary that the Minister has decided in his directive issued on July 11th to delete his own department’s statutory guidelines from our current plan.”
“The more we research this extraordinary directive, the more convinced we are that the Minister has not read our plan nor does he know anything about our county. If he is fortunate enough to be totally dependent on his officials, then he needs to take a close look at them as well.”
Sinn Féin councillor Gerry Murray said the Fine Gael and Fianna Fáil parties on the council were playing Russian roulette with planning in the county.
“My constituents have been the ones affected most by the situation. It behoves us all to work together and find a resolution.”
Mayo County Council has been invited to send a four-strong delegation to the next meeting of the Oireachtas Committee for the Environment to outline their dispute with Mr Gormley.
The Irish Times
www.buckplanning.ie
The Minister is unhappy with the council’s decision to ignore the advice of his department by allowing greater flexibility for single-house developments in rural communities deemed to be under urban influence.
The Fine Gael whip on the authority, Cllr Paddy McGuinness, described the Minister’s intervention as very frustrating as he declined requests to meet the elected members during the consultation process this year.
“I felt a great sense of satisfaction when the new plan was adopted in May because I knew it was very significant in addressing problems being experienced in our rural communities.
“Now I feel my homework has been thrown back at me by an authoritative teacher. Since that happened in July all the positivity has been replaced by negativity.
“We worked very hard to get it right and now we are involved in time-consuming and morale-destroying work in fighting his intervention which, in my view, is so unnecessary.”
Cllr Al McDonnell, the chairman of the Fianna Fáil party on the council, said the members of the council would never accept a Cromwellian-type policy of driving, in herd-like fashion, rural people into urbanised surroundings against their will and against their better judgment and welfare. He said the development plan took full note of housing guidelines circulated to local authorities in 2005. These were based on the original National Spatial Strategy of 2001.
“So that there would be no misunderstanding, no misrepresentations of what we intended in our plan, we decided to include in verbatim form Chapter One of the sustainable housing guidelines of 2005. It is, therefore, quite extraordinary that the Minister has decided in his directive issued on July 11th to delete his own department’s statutory guidelines from our current plan.”
“The more we research this extraordinary directive, the more convinced we are that the Minister has not read our plan nor does he know anything about our county. If he is fortunate enough to be totally dependent on his officials, then he needs to take a close look at them as well.”
Sinn Féin councillor Gerry Murray said the Fine Gael and Fianna Fáil parties on the council were playing Russian roulette with planning in the county.
“My constituents have been the ones affected most by the situation. It behoves us all to work together and find a resolution.”
Mayo County Council has been invited to send a four-strong delegation to the next meeting of the Oireachtas Committee for the Environment to outline their dispute with Mr Gormley.
The Irish Times
www.buckplanning.ie
Chairman cleared of unethical rezoning allegation
A FIANNA Fáil councillor who is also the chairman of the board of Shannon Development has been cleared by Kerry County Council of an allegation he may have breached ethics laws when he voted to rezone land to facilitate the country’s first natural gas terminal.
The complaint was made by a group opposed to the €500 million Shannon Liquefied Natural Gas terminal and pipeline project near Tarbert on the Shannon estuary. The group has made a similar complaint against a Fianna Fáil Senator and former area councillor.
Separately, Kerry County Council is seeking general clarification on whether council representatives on harbour boards and development bodies have a conflict of interest under ethics legislation.
In March 2007, John Brassil, who represents the Listowel area, voted, along with all other councillors, at a Kerry County Council meeting to rezone a parcel of Shannon Development-owned land on the estuary from “rural general” and “secondary special amenity” to “industrial” to facilitate the building of the terminal.
Two weeks ago, the Kilcolgan Residents Association, which represents a number of local families opposed to the terminal, complained Mr Brassil had a conflict of interest in doing so.
Mr Brassil had denied any wrongdoing, saying he had always acted for the people and bringing 500 jobs and €500 million investment to the area “is absolutely what I am elected for”.
Council manager Tom Curran told the monthly meeting of the council on Monday evening he and the mayor of Kerry had investigated the complaint.
“As far as we are concerned there is no issue at stake and we will be reporting back accordingly,” Mr Curran said. Mayor of Kerry Tom Fleming (FF) told the meeting Mr Brassil had acted “for the common good and had no beneficial interest”.
In a second complaint made late last week to the council, the Shannon Foynes Port Company and to the clerk of the Oireachtas Committee on Climate Change and Energy Security, the residents association said former county councillor Ned O’Sullivan (now a Senator) and a former director of the Shannon Foynes Port Company had a conflict of interest when he voted for the rezoning.
Mr O’Sullivan has defended his support for the project. He said he was proud of the part he has played in bringing Shannon LNG to the Tarbert Ballylongford Landbank. Section 177 of the Local Government Act 2001 obliges councillors to withdraw from meetings if they have a connection with the matter under discussion.
The Irish Times
www.buckplanning.ie
The complaint was made by a group opposed to the €500 million Shannon Liquefied Natural Gas terminal and pipeline project near Tarbert on the Shannon estuary. The group has made a similar complaint against a Fianna Fáil Senator and former area councillor.
Separately, Kerry County Council is seeking general clarification on whether council representatives on harbour boards and development bodies have a conflict of interest under ethics legislation.
In March 2007, John Brassil, who represents the Listowel area, voted, along with all other councillors, at a Kerry County Council meeting to rezone a parcel of Shannon Development-owned land on the estuary from “rural general” and “secondary special amenity” to “industrial” to facilitate the building of the terminal.
Two weeks ago, the Kilcolgan Residents Association, which represents a number of local families opposed to the terminal, complained Mr Brassil had a conflict of interest in doing so.
Mr Brassil had denied any wrongdoing, saying he had always acted for the people and bringing 500 jobs and €500 million investment to the area “is absolutely what I am elected for”.
Council manager Tom Curran told the monthly meeting of the council on Monday evening he and the mayor of Kerry had investigated the complaint.
“As far as we are concerned there is no issue at stake and we will be reporting back accordingly,” Mr Curran said. Mayor of Kerry Tom Fleming (FF) told the meeting Mr Brassil had acted “for the common good and had no beneficial interest”.
In a second complaint made late last week to the council, the Shannon Foynes Port Company and to the clerk of the Oireachtas Committee on Climate Change and Energy Security, the residents association said former county councillor Ned O’Sullivan (now a Senator) and a former director of the Shannon Foynes Port Company had a conflict of interest when he voted for the rezoning.
Mr O’Sullivan has defended his support for the project. He said he was proud of the part he has played in bringing Shannon LNG to the Tarbert Ballylongford Landbank. Section 177 of the Local Government Act 2001 obliges councillors to withdraw from meetings if they have a connection with the matter under discussion.
The Irish Times
www.buckplanning.ie
EPA warns of rise in NO2 levels as traffic increases
POLLUTION FROM nitrogen dioxide (NO2) and fine dust particles, damaging to people’s lungs, could rise in Ireland’s urban areas with further increases in traffic, according to the latest air quality report by the Environmental Protection Agency (EPA).
Air Quality in Ireland 2007, compiled by EPA researcher Barbara O’Leary, shows that all monitoring stations throughout the State met EU standards.
However, levels of particulate matter (PM10) were relatively high in smaller towns due to continued use of bituminous coal.
The release of the report yesterday was timed to coincide with European Mobility Week, which runs until September 22nd. This year’s theme is “Clean Air for All” a goal threatened here mainly by traffic and the use of smoky fuel in smaller urban areas.
EPA programme manager Dr Ciarán O’Donnell said: “What our results for 2007 show is that there is a strong link between air quality and local emissions. Traffic and smoky fuel are the two main causes of poor air quality in Ireland.”
Given high levels of traffic in Dublin and other cities and the continued burning of bituminous coal in areas where its sale is not banned, he said the public should “consider the environmental effects of their choice of domestic fuel and mode of transport”.
NO2 and PM10 were the main pollutants. NO2 levels were highest in the most urbanised areas, mainly due to traffic density. Particulates were highest in cities and smaller towns, probably due to traffic density in cities and use of non-smokeless fuel in smaller towns.
PM10 levels have fallen significantly at Winetavern Street in Dublin since 1998 and are now similar to those measured in Rathmines, possibly due to changes in traffic patterns, according to the report.
“The threat of exceeding the [EU] limit value [35 days greater than 50 microgrammes per cubic metre] remains a possibility at these and other locations affected by emissions from traffic or from solid-fuel burning should unfavourable weather conditions occur.”
Although there was “no discernible change” in NO2 concentrations at Winetavern Street and Old Station Road in Cork, the report warned that higher levels in urban areas “have the potential to pose a threat to compliance with the annual limit value.”
Black-smoke concentrations in Dublin, Limerick and Cork have fallen dramatically since the 1990s, reflecting the effectiveness of smoke-control legislation introduced in greater Dublin in 1990 which banned the marketing, sale and distribution of bituminous coal.
The ban on bituminous coal came into force in Cork city in 1995 and in Arklow, Drogheda, Dundalk, Limerick and Wexford in 1998. It was extended to Celbridge, Galway, Leixlip, Naas and Waterford in 2000 and to Bray, Kilkenny, Sligo and Tralee in 2003.
Sulphur dioxide concentrations have declined significantly since the early 1990s due to the more widespread use of smokeless coal as well as the lower sulphur content of fuels generally, and consumers switching from solid fuel to oil or gas for heating.
Benzene levels in Dublin and Cork have also decreased significantly since 2001 and are now “well within the [EU] limit value which comes into force in 2010”, the report says, mainly because of a reduction in the average benzene concentration in petrol to 0.7 per cent. Lead concentrations have been very low since leaded petrol was phased out in 2000.
The Irish Times
www.buckplanning.ie
Air Quality in Ireland 2007, compiled by EPA researcher Barbara O’Leary, shows that all monitoring stations throughout the State met EU standards.
However, levels of particulate matter (PM10) were relatively high in smaller towns due to continued use of bituminous coal.
The release of the report yesterday was timed to coincide with European Mobility Week, which runs until September 22nd. This year’s theme is “Clean Air for All” a goal threatened here mainly by traffic and the use of smoky fuel in smaller urban areas.
EPA programme manager Dr Ciarán O’Donnell said: “What our results for 2007 show is that there is a strong link between air quality and local emissions. Traffic and smoky fuel are the two main causes of poor air quality in Ireland.”
Given high levels of traffic in Dublin and other cities and the continued burning of bituminous coal in areas where its sale is not banned, he said the public should “consider the environmental effects of their choice of domestic fuel and mode of transport”.
NO2 and PM10 were the main pollutants. NO2 levels were highest in the most urbanised areas, mainly due to traffic density. Particulates were highest in cities and smaller towns, probably due to traffic density in cities and use of non-smokeless fuel in smaller towns.
PM10 levels have fallen significantly at Winetavern Street in Dublin since 1998 and are now similar to those measured in Rathmines, possibly due to changes in traffic patterns, according to the report.
“The threat of exceeding the [EU] limit value [35 days greater than 50 microgrammes per cubic metre] remains a possibility at these and other locations affected by emissions from traffic or from solid-fuel burning should unfavourable weather conditions occur.”
Although there was “no discernible change” in NO2 concentrations at Winetavern Street and Old Station Road in Cork, the report warned that higher levels in urban areas “have the potential to pose a threat to compliance with the annual limit value.”
Black-smoke concentrations in Dublin, Limerick and Cork have fallen dramatically since the 1990s, reflecting the effectiveness of smoke-control legislation introduced in greater Dublin in 1990 which banned the marketing, sale and distribution of bituminous coal.
The ban on bituminous coal came into force in Cork city in 1995 and in Arklow, Drogheda, Dundalk, Limerick and Wexford in 1998. It was extended to Celbridge, Galway, Leixlip, Naas and Waterford in 2000 and to Bray, Kilkenny, Sligo and Tralee in 2003.
Sulphur dioxide concentrations have declined significantly since the early 1990s due to the more widespread use of smokeless coal as well as the lower sulphur content of fuels generally, and consumers switching from solid fuel to oil or gas for heating.
Benzene levels in Dublin and Cork have also decreased significantly since 2001 and are now “well within the [EU] limit value which comes into force in 2010”, the report says, mainly because of a reduction in the average benzene concentration in petrol to 0.7 per cent. Lead concentrations have been very low since leaded petrol was phased out in 2000.
The Irish Times
www.buckplanning.ie
Council criticised for not putting planner in witness box over high-rise
OPPONENTS OF Seán Dunne’s proposed high-rise development in Ballsbridge have criticised Dublin City Council for failing to put its senior planner who approved it in the witness box at the An Bord Pleanála hearing on the scheme.
The council yesterday made its submission to the hearing, calling the acting deputy planner for the south city area, Mary Conway, as its main witness, but not senior planner Kieran Rose, who was present.
Barrister Colm Mac Eochaidh, representing 22 appellants, said his clients were “extremely surprised and dismayed” that Mr Rose was not in the witness box.
John Gallagher SC, for the council, said he chose not to call Mr Rose because there was no need, but said he would be available for cross-examination.
Ms Conway defended the council’s decision to approve most of the scheme but said it could not allow the 37-storey element.
There was no council policy or strategy that allowed it to grant permission for the super high-rise element on the site, she said. At 136m, the tower proposed for the site of the former Jurys and Berkeley Court hotels was taller than buildings planned or approved for designated high-rise areas.
Mr Dunne’s tower would be taller than the U2 Tower at 120m, the Point Village at 120m, or Heuston Village at 105m, which were all in areas recommended by strategies as suitable for high-rise.
“The planning authority would require clear guidance for assessing and granting permission for a structure of this scale and height . . . in the absence of a strategy, the planning authority considered it reasonable to refuse permission for this element,” she said.
Ms Conway said the council did not believe its “split decision” would compromise the viability of the development. It was “of exceptional architectural and urban design quality”.
It was a unified scheme that “will greatly improve the character of the site and area as a whole”. The apartments were “high quality” and there was substantial open space on the site. The development did not have a physical impact on protected structures or conservation area, she said. Other objectors yesterday said the decision not to grant permission for the tower left a “large hole” in the centre of the development,
The council had to refuse permission for the tower because it contravened the city development plan and this element should not be reinstated by An Bord Pleanála, town planner Ann Mulcrone told the hearing.
Ms Mulcrone, who represents a number of residents opposing the development, said the removal of the tower left “a large hole in the footprint” and “created a gap in the streetscape” that made the scheme unviable.
If An Bord Pleanála did grant the development, it would be an “apocalyptic prospect” and would set an extraordinary precedent for development in the area.
Such high-density development would not just damage Ballsbridge but would have “adverse urban economic effects” on areas that needed renewal, such as the docklands, by shifting investment to Ballsbridge.
The Irish Times
www.buckplanning.ie
The council yesterday made its submission to the hearing, calling the acting deputy planner for the south city area, Mary Conway, as its main witness, but not senior planner Kieran Rose, who was present.
Barrister Colm Mac Eochaidh, representing 22 appellants, said his clients were “extremely surprised and dismayed” that Mr Rose was not in the witness box.
John Gallagher SC, for the council, said he chose not to call Mr Rose because there was no need, but said he would be available for cross-examination.
Ms Conway defended the council’s decision to approve most of the scheme but said it could not allow the 37-storey element.
There was no council policy or strategy that allowed it to grant permission for the super high-rise element on the site, she said. At 136m, the tower proposed for the site of the former Jurys and Berkeley Court hotels was taller than buildings planned or approved for designated high-rise areas.
Mr Dunne’s tower would be taller than the U2 Tower at 120m, the Point Village at 120m, or Heuston Village at 105m, which were all in areas recommended by strategies as suitable for high-rise.
“The planning authority would require clear guidance for assessing and granting permission for a structure of this scale and height . . . in the absence of a strategy, the planning authority considered it reasonable to refuse permission for this element,” she said.
Ms Conway said the council did not believe its “split decision” would compromise the viability of the development. It was “of exceptional architectural and urban design quality”.
It was a unified scheme that “will greatly improve the character of the site and area as a whole”. The apartments were “high quality” and there was substantial open space on the site. The development did not have a physical impact on protected structures or conservation area, she said. Other objectors yesterday said the decision not to grant permission for the tower left a “large hole” in the centre of the development,
The council had to refuse permission for the tower because it contravened the city development plan and this element should not be reinstated by An Bord Pleanála, town planner Ann Mulcrone told the hearing.
Ms Mulcrone, who represents a number of residents opposing the development, said the removal of the tower left “a large hole in the footprint” and “created a gap in the streetscape” that made the scheme unviable.
If An Bord Pleanála did grant the development, it would be an “apocalyptic prospect” and would set an extraordinary precedent for development in the area.
Such high-density development would not just damage Ballsbridge but would have “adverse urban economic effects” on areas that needed renewal, such as the docklands, by shifting investment to Ballsbridge.
The Irish Times
www.buckplanning.ie
Dunne plan would have 'negligible effect on traffic'
The increase in traffic from the Jurys and Berkeley Court hotel sites in Ballsbridge after construction of Seán Dunne's high-density development would be “negligible”, An Bord Pleanála has been told, despite the addition of almost 1,000 parking spaces.
The number of parking spaces would increase from 356 to 1,316 if the development was granted planning permission, but there would not be a significant increase in traffic, Mr Dunne’s traffic expert Donal McDaid has told the planning hearing.
The location of the development close to the city centre and several public transport routes would result in residents and workers using buses and trains, or walking and cycling.
Of the 1,316 spaces, 804 would be dedicated resident spaces and around two thirds of those would be “car stackers”, a form of storage rather than parking, which results in fewer car trips.
The construction phase of the development, due to last seven years, would result in 40 lorry trips per hour during a 15-month period. This is similar to the number of lorries that served Lansdowne Road stadium during its peak construction phase, Mr McDaid said.
Irish Times
www.buckplanning.ie
The number of parking spaces would increase from 356 to 1,316 if the development was granted planning permission, but there would not be a significant increase in traffic, Mr Dunne’s traffic expert Donal McDaid has told the planning hearing.
The location of the development close to the city centre and several public transport routes would result in residents and workers using buses and trains, or walking and cycling.
Of the 1,316 spaces, 804 would be dedicated resident spaces and around two thirds of those would be “car stackers”, a form of storage rather than parking, which results in fewer car trips.
The construction phase of the development, due to last seven years, would result in 40 lorry trips per hour during a 15-month period. This is similar to the number of lorries that served Lansdowne Road stadium during its peak construction phase, Mr McDaid said.
Irish Times
www.buckplanning.ie
'Green' power stations viable in 5 years
A new generation of power stations which capture and store carbon, instead of releasing it to the atmosphere, could become financially attractive in Ireland within five years.
That is the view of Sustainable Energy Ireland (SEI) which today said there was potential to store CO2 in geological vaults such as the former Kinsale Gas Field off the coast of Cork.
SEI was commenting after the publication of "An Assessment of the Potential for Geological Storage of CO2 for the Island of Ireland" which was published jointly by it and the Environmental Protection Agency.
Preliminary estimates show there could be enough geological locations accessible to Ireland to store up to 5,000 million tonnes of CO2, sufficient to store the emissions produced by the electricity sector for up to 250 years. This presently accounts for 21% of all of the emissions in the Republic of Ireland.
Dr. Mary Kelly, director general of the EPA said the assessment "represents the first step in evaluating carbon capture and storage in an Irish context. However, the deployment of this technology is still at a relatively early stage. Further research in this area is urgently required if we are to be assured of the environmental integrity and environmental impacts of Carbon Capture and Storage."
Irishtimes.com
www.buckplanning.ie
That is the view of Sustainable Energy Ireland (SEI) which today said there was potential to store CO2 in geological vaults such as the former Kinsale Gas Field off the coast of Cork.
SEI was commenting after the publication of "An Assessment of the Potential for Geological Storage of CO2 for the Island of Ireland" which was published jointly by it and the Environmental Protection Agency.
Preliminary estimates show there could be enough geological locations accessible to Ireland to store up to 5,000 million tonnes of CO2, sufficient to store the emissions produced by the electricity sector for up to 250 years. This presently accounts for 21% of all of the emissions in the Republic of Ireland.
Dr. Mary Kelly, director general of the EPA said the assessment "represents the first step in evaluating carbon capture and storage in an Irish context. However, the deployment of this technology is still at a relatively early stage. Further research in this area is urgently required if we are to be assured of the environmental integrity and environmental impacts of Carbon Capture and Storage."
Irishtimes.com
www.buckplanning.ie
Tuesday, 16 September 2008
Shell accused of 'project splitting'
ANTI-SHELL protesters yesterday accused the company of "development by stealth" and "project splitting" as they reacted to further changes to the controversial site in Mayo.
The allegations have been rejected by the company.
Shell E&P Ltd has lodged a planning application in today's newspapers seeking permission to alter the gas terminal, particularly by adding a far larger emergency holding tank than was previously proposed.
The application also seeks permission for building an electricity switchroom and electricity transformer, protected by a two-metre high chain-link fence.
The contents of the planning application raised serious concerns according to John Monaghan, a former Shell to Sea spokesman who now represents the community group Pobail Kilcummin.
"This is one of a series of amendments to the project before it has even been completed. We have major concerns that this is development by stealth and project splitting," he said.
"It raises the question if this had all been part of the original application, would it have been more difficult to obtain," Mr Monaghan said.
Rejected
Pobail Kilcummin have already lodged a complaint with the European Parliament about project splitting in relation to the Corrib Gas project.
But last night a spokesman for the company rejected the protesters' accusations, saying the changes to the project were being imposed by the Environmental Protection Agency in connection with the Integrated Pollution Prevention Control (IPPC) licence which the company is bound to have.
The IPPC licence was granted in late November on the basis that Shell fulfilled 90 conditions. Among those conditions was a requirement to vastly increase the size of the emergency holding tank to provide for fire or spillage into storm water.
In relation to the "project splitting" charge, the spokesman said the European Parliament had found that Shell had not been guilty of this and had acted within any relevant provisors and conditions.
Grainne Cunningham
Irish Independent
www.buckplanning.ie
The allegations have been rejected by the company.
Shell E&P Ltd has lodged a planning application in today's newspapers seeking permission to alter the gas terminal, particularly by adding a far larger emergency holding tank than was previously proposed.
The application also seeks permission for building an electricity switchroom and electricity transformer, protected by a two-metre high chain-link fence.
The contents of the planning application raised serious concerns according to John Monaghan, a former Shell to Sea spokesman who now represents the community group Pobail Kilcummin.
"This is one of a series of amendments to the project before it has even been completed. We have major concerns that this is development by stealth and project splitting," he said.
"It raises the question if this had all been part of the original application, would it have been more difficult to obtain," Mr Monaghan said.
Rejected
Pobail Kilcummin have already lodged a complaint with the European Parliament about project splitting in relation to the Corrib Gas project.
But last night a spokesman for the company rejected the protesters' accusations, saying the changes to the project were being imposed by the Environmental Protection Agency in connection with the Integrated Pollution Prevention Control (IPPC) licence which the company is bound to have.
The IPPC licence was granted in late November on the basis that Shell fulfilled 90 conditions. Among those conditions was a requirement to vastly increase the size of the emergency holding tank to provide for fire or spillage into storm water.
In relation to the "project splitting" charge, the spokesman said the European Parliament had found that Shell had not been guilty of this and had acted within any relevant provisors and conditions.
Grainne Cunningham
Irish Independent
www.buckplanning.ie
Green light for renewal plans
MASTERPLANS for the regeneration of four run down council estates in Limerick were yesterday endorsed at a private meeting.
And it emerged that some of the plans were stolen last Friday when a car was broken into and a briefcase taken. The briefcase belonged to regeneration agency employee. However, it is believed the thief was unlikely to have known the significance of the contents of the briefcase.
A number of leading firms of architects engaged to draw up the masterplans made their presentations to the two regeneration boards yesterday and were endorsed after a day long meeting.
It is planned to demolish up to 3,000 houses in Southill, Ballinacurra Weston, Moyross and St Mary’s Park.
Brendan Kenny, director of the regeneration agency, said he did not envisage any problems in getting the necessary Government money to finance the planned redevelopment work.
It is expected that the projects could cost about one billion euro.
Mr Kenny said after yesterday’s meeting: “Both boards gave their endorsement to the plans and we will now move forward and meet with government departments who we have already been meeting with.”
He said the plans would be publicly put on view in Limerick after a meeting of the city council on October 28.
Irish Examiner
www.buckplanning.ie
And it emerged that some of the plans were stolen last Friday when a car was broken into and a briefcase taken. The briefcase belonged to regeneration agency employee. However, it is believed the thief was unlikely to have known the significance of the contents of the briefcase.
A number of leading firms of architects engaged to draw up the masterplans made their presentations to the two regeneration boards yesterday and were endorsed after a day long meeting.
It is planned to demolish up to 3,000 houses in Southill, Ballinacurra Weston, Moyross and St Mary’s Park.
Brendan Kenny, director of the regeneration agency, said he did not envisage any problems in getting the necessary Government money to finance the planned redevelopment work.
It is expected that the projects could cost about one billion euro.
Mr Kenny said after yesterday’s meeting: “Both boards gave their endorsement to the plans and we will now move forward and meet with government departments who we have already been meeting with.”
He said the plans would be publicly put on view in Limerick after a meeting of the city council on October 28.
Irish Examiner
www.buckplanning.ie
EPA urges halt to exporting waste
HAZARDOUS waste should be destroyed in incinerators or buried in landfill here instead of being exported abroad, the State environmental watchdog has said.
The Environmental Protection Agency (EPA) says Ireland must become more self-sufficient in dealing with hazardous waste and warns large amounts of it will go unreported unless a home-grown solution to the problem is found.
Some 284,000 tonnes of hazardous waste was generated by industry, hospitals and households here in 2006 and half of it, plus 400,000 tonnes of contaminated soil, was exported for disposal abroad. An additional estimated 30,000 tonnes went unreported and illegally dumped — including large quantities of asbestos.
Much of the waste comprised solvents, used oils, sludges and chemicals from industry while the dismantling of the Irish Steel plant in Cork and clean-up of the surrounding site was responsible for much of the contaminated soil.
But households, farms, small businesses and the healthcare and construction sectors also contributed to the headache by disposing of batteries, electrical equipment, solvent based paint, varnish, sheep dip, fluorescent lamps, medical waste and other refuse that is difficult or impossible to recycle.
The EPA says much of that could be dealt with here if existing incinerators were used and some extra facilities developed. Its
National Hazardous Waste Management Plan states: “A significant proportion could be dealt with in Ireland at existing authorised facilities and in cement kilns.
“One cement kiln operator has indicated their intention to see authorisation to burn waste, including hazardous waste. If Ireland were to become fully self-sufficient, hazardous waste landfill and incineration or alternatives would be required.
“It is noted that while a hazardous waste incinerator is licensed to operate in Ringaskiddy, Co Cork, there are no equivalent proposals for hazardous waste landfill or for technologies that can provide a realistic alternative.”
The recommendation is controversial given the widespread community opposition to landfill and incineration across the country but EPA director general, Dr Mary Kelly, said there was a need for a realistic approach.
“Ireland must find new ways to become self-sufficient in dealing with our hazardous waste,” she said. “Whilst there has been some improvement in Ireland’s infrastructure, there is still a deficit and this plan recommends alternative methods for the reduction, collection and management of this waste within Ireland.”
The plan makes 29 recommendations for minimising and managing hazardous waste, including a network of local drop-off facilities for householders and small businesses.
The EPA says this would help tackle the problem of unreported waste, particularly from garages and farms.
Irish Examiner
www.buckplanning.ie
The Environmental Protection Agency (EPA) says Ireland must become more self-sufficient in dealing with hazardous waste and warns large amounts of it will go unreported unless a home-grown solution to the problem is found.
Some 284,000 tonnes of hazardous waste was generated by industry, hospitals and households here in 2006 and half of it, plus 400,000 tonnes of contaminated soil, was exported for disposal abroad. An additional estimated 30,000 tonnes went unreported and illegally dumped — including large quantities of asbestos.
Much of the waste comprised solvents, used oils, sludges and chemicals from industry while the dismantling of the Irish Steel plant in Cork and clean-up of the surrounding site was responsible for much of the contaminated soil.
But households, farms, small businesses and the healthcare and construction sectors also contributed to the headache by disposing of batteries, electrical equipment, solvent based paint, varnish, sheep dip, fluorescent lamps, medical waste and other refuse that is difficult or impossible to recycle.
The EPA says much of that could be dealt with here if existing incinerators were used and some extra facilities developed. Its
National Hazardous Waste Management Plan states: “A significant proportion could be dealt with in Ireland at existing authorised facilities and in cement kilns.
“One cement kiln operator has indicated their intention to see authorisation to burn waste, including hazardous waste. If Ireland were to become fully self-sufficient, hazardous waste landfill and incineration or alternatives would be required.
“It is noted that while a hazardous waste incinerator is licensed to operate in Ringaskiddy, Co Cork, there are no equivalent proposals for hazardous waste landfill or for technologies that can provide a realistic alternative.”
The recommendation is controversial given the widespread community opposition to landfill and incineration across the country but EPA director general, Dr Mary Kelly, said there was a need for a realistic approach.
“Ireland must find new ways to become self-sufficient in dealing with our hazardous waste,” she said. “Whilst there has been some improvement in Ireland’s infrastructure, there is still a deficit and this plan recommends alternative methods for the reduction, collection and management of this waste within Ireland.”
The plan makes 29 recommendations for minimising and managing hazardous waste, including a network of local drop-off facilities for householders and small businesses.
The EPA says this would help tackle the problem of unreported waste, particularly from garages and farms.
Irish Examiner
www.buckplanning.ie
Desmond lawyers oppose Dunne’s tower appeal
LAWYERS for financier Dermot Desmond strongly opposed property developer Sean Dunne’s €1 billion development plan for a 37-storey tower on the controversial, seven-acre Jurys/Berkely Court site in Ballsbridge at the resumed Bord Pleanála hearing in Dublin yesterday.
And there were allegations of trying to turn the hearing into a “circus” by the legal team representing Mr Dunne.
They objected when Fine Gael TD Lucinda Creighton gave evidence that she was standing over her claim that there was intimidation of people opposed to the development who attended a public meeting in the RDS in September last year. However, Ms Creighton was allowed to give evidence and said she stood over remarks made on her behalf at the hearing last week, that there had been intimidation of people who had tried to voice their objections at the public meeting.
Mr Dunne paid €380m for the site in the heart of Ballsbridge in 2005. His plans include a shopping centre, hotel, 294 apartments, offices and embassy building. His plans for a 37-storey tower has been rejected by Dublin City Council and Mr Dunne appealed the choice.
Counsel for Dermot Desmond, Michael O’Donnell, said the proposed tower clearly obscured the view of the Pepper Cannister Church and had to be refused planning permission.
The proposed development “flew in the face of every planning principle and was fundamentally flawed”.
Yesterday’s hearing was also told the development posed a real danger of flooding for local residents and would result in the removal of all trees on the site.
Irish Examiner
www.buckplanning.ie
And there were allegations of trying to turn the hearing into a “circus” by the legal team representing Mr Dunne.
They objected when Fine Gael TD Lucinda Creighton gave evidence that she was standing over her claim that there was intimidation of people opposed to the development who attended a public meeting in the RDS in September last year. However, Ms Creighton was allowed to give evidence and said she stood over remarks made on her behalf at the hearing last week, that there had been intimidation of people who had tried to voice their objections at the public meeting.
Mr Dunne paid €380m for the site in the heart of Ballsbridge in 2005. His plans include a shopping centre, hotel, 294 apartments, offices and embassy building. His plans for a 37-storey tower has been rejected by Dublin City Council and Mr Dunne appealed the choice.
Counsel for Dermot Desmond, Michael O’Donnell, said the proposed tower clearly obscured the view of the Pepper Cannister Church and had to be refused planning permission.
The proposed development “flew in the face of every planning principle and was fundamentally flawed”.
Yesterday’s hearing was also told the development posed a real danger of flooding for local residents and would result in the removal of all trees on the site.
Irish Examiner
www.buckplanning.ie
National plan recommends use of cement kilns to incinerate hazardous waste
A NATIONAL Waste Management Plan, published by the Environmental Protection Agency (EPA) yesterday, recommends the use of cement kilns to incinerate hazardous waste.
The plan, which notes the State exported almost half of its hazardous waste in 2006, also recommends landfills for dangerous substances such as asbestos.
In a twin-track approach to the problem of hazardous wastes which range from chemicals and pharmaceuticals to batteries, paints, solvents, asbestos and herbicides, the EPA also recommends a strategy to reduce the creation of such wastes.
It also encourages greater co-operation with the waste-management strategy in Northern Ireland.
In a section describing the aim of self-sufficiency in the management of hazardous waste, the plan notes that of the waste exported in 2006 “a significant proportion could be dealt with in Ireland at existing authorised facilities and in cement kilns”.
It adds that “one cement kiln operator has indicated their intention to seek authorisation to burn waste, including hazardous waste”. The strategy, which also expresses an interest in alternatives to incineration, nevertheless notes their general absence in the market place.
“While a hazardous waste incinerator is licensed to operate in Ringaskiddy, Co Cork, there are no equivalent proposals on hand for hazardous waste landfill or for technologies that can provide a realistic alternative to the incineration of a wide range of hazardous wastes that are currently exported for incineration.”
The plan also recommends “a prevention programme to reduce the gross generation of hazardous waste in certain priority industrial sectors and in households . . . ”
In relation to the disposal of asbestos, the plan reveals a need for a national facility to handle asbestos waste, augmented by smaller regional facilities. The need for landfill should be kept under review.
With the easing of restrictions in UK policy for the movement of hazardous waste for disposal between Northern Ireland and the Republic of Ireland, “an all-island market for hazardous waste disposal is now possible”, said the plan.
The plan recommends that proposals for hazardous waste-disposal infrastructure, including landfills and other large-scale infrastructure such as incinerators and alternative treatment installations, should take all-island considerations into account for capacity planning purposes.
Commenting on the plan, the director general of the EPA, Dr Mary Kelly, said: “Ireland must find new ways to become self-sufficient in dealing with our hazardous waste. Whilst there has been some improvement in Ireland’s infrastructure, there is still a deficit and this Plan recommends alternative methods for the management of this waste.”
The Irish Times
www.buckplanning.ie
The plan, which notes the State exported almost half of its hazardous waste in 2006, also recommends landfills for dangerous substances such as asbestos.
In a twin-track approach to the problem of hazardous wastes which range from chemicals and pharmaceuticals to batteries, paints, solvents, asbestos and herbicides, the EPA also recommends a strategy to reduce the creation of such wastes.
It also encourages greater co-operation with the waste-management strategy in Northern Ireland.
In a section describing the aim of self-sufficiency in the management of hazardous waste, the plan notes that of the waste exported in 2006 “a significant proportion could be dealt with in Ireland at existing authorised facilities and in cement kilns”.
It adds that “one cement kiln operator has indicated their intention to seek authorisation to burn waste, including hazardous waste”. The strategy, which also expresses an interest in alternatives to incineration, nevertheless notes their general absence in the market place.
“While a hazardous waste incinerator is licensed to operate in Ringaskiddy, Co Cork, there are no equivalent proposals on hand for hazardous waste landfill or for technologies that can provide a realistic alternative to the incineration of a wide range of hazardous wastes that are currently exported for incineration.”
The plan also recommends “a prevention programme to reduce the gross generation of hazardous waste in certain priority industrial sectors and in households . . . ”
In relation to the disposal of asbestos, the plan reveals a need for a national facility to handle asbestos waste, augmented by smaller regional facilities. The need for landfill should be kept under review.
With the easing of restrictions in UK policy for the movement of hazardous waste for disposal between Northern Ireland and the Republic of Ireland, “an all-island market for hazardous waste disposal is now possible”, said the plan.
The plan recommends that proposals for hazardous waste-disposal infrastructure, including landfills and other large-scale infrastructure such as incinerators and alternative treatment installations, should take all-island considerations into account for capacity planning purposes.
Commenting on the plan, the director general of the EPA, Dr Mary Kelly, said: “Ireland must find new ways to become self-sufficient in dealing with our hazardous waste. Whilst there has been some improvement in Ireland’s infrastructure, there is still a deficit and this Plan recommends alternative methods for the management of this waste.”
The Irish Times
www.buckplanning.ie
Limerick's renewal agencies endorse regeneration plans
THE BOARDS of Limerick's regeneration agencies have endorsed the draft master plans for the city's regeneration project.
Some 3,000 houses will be demolished and refurbished as part of the project, which will see the total transformation of Limerick's Moyross, St Mary's Park, Southill and Ballinacurra Weston housing estates.
And while no cost has been put on the plan the overall bill is likely to exceed €1 billion.
The plans will be presented to Limerick City Council at its monthly meeting on October 28th. Each master plan contains a detailed scheme which, it is intended, will transform the city over a 10-year period.
Former Dublin city manager John Fitzgerald, author of the report which initiated the regeneration process, paid tribute to everyone involved in compiling the plans.
"It is no mean feat to have master plans of this detail and quality completed in such an efficient timeframe.
"The plan is unique . . . It is a major piece of work towards the ongoing revitalisation of Limerick."
Brendan Kenny, chief executive of the regeneration agencies, said each master plan has a social, economic and infrastructural element, with a strong emphasis on addressing social challenges through educational, sporting and community interventions.
The Irish Times
www.buckplanning.ie
Some 3,000 houses will be demolished and refurbished as part of the project, which will see the total transformation of Limerick's Moyross, St Mary's Park, Southill and Ballinacurra Weston housing estates.
And while no cost has been put on the plan the overall bill is likely to exceed €1 billion.
The plans will be presented to Limerick City Council at its monthly meeting on October 28th. Each master plan contains a detailed scheme which, it is intended, will transform the city over a 10-year period.
Former Dublin city manager John Fitzgerald, author of the report which initiated the regeneration process, paid tribute to everyone involved in compiling the plans.
"It is no mean feat to have master plans of this detail and quality completed in such an efficient timeframe.
"The plan is unique . . . It is a major piece of work towards the ongoing revitalisation of Limerick."
Brendan Kenny, chief executive of the regeneration agencies, said each master plan has a social, economic and infrastructural element, with a strong emphasis on addressing social challenges through educational, sporting and community interventions.
The Irish Times
www.buckplanning.ie
Ballsbridge tower ruling cannot be reversed, says counsel
BORD PLEANÁLA cannot grant permission to Seán Dunne for a 37-storey tower at the centre of his plans for Ballsbridge because it was refused permission by Dublin City Council, counsel for billionaire businessman Dermot Desmond has said.
The scheme was a “doomed development” because the planning board did not have the legal power to reverse the council’s decision on the tower, barrister Michael O’Donnell said.
The council earlier this year granted permission for the bulk of Mr Dunne’s development, but refused to allow the 37-storey element of the scheme because it was a “material contravention” of the city development plan.
Mr Dunne is appealing to Bord Pleanála to reinstate the tower, which he says is essential to his plans for the development on the site of the former Jurys and Berkeley Court hotels.
Mr O’Donnell, who is representing Ailesbury Road resident Mr Desmond in his appeal against the development, said the board cannot give permission for the tower because the council has determined it to be a material contravention of the plan.
“Once a planning authority decides that there has been a material contravention of the development plan, the board has no jurisdiction but to refuse,” he said.
There were only four instances where the board could override the council’s decision in such a case, Mr O’Donnell said.
These were, where a development was of strategic or national importance; where there were conflicting objectives in the development plan; where regional planning guidelines supported the application; or where the development was clearly compatible with the pattern of development in the area.
Mr Dunne’s development failed all these tests, Mr O’Donnell said. It seemed particularly “perverse” for his representatives to suggest the development was of strategic or national importance.
It was “extraordinary that the development should have proceeded this far”, Mr O’Donnell said, given the flaws in the plans.
The inclusion of embassy buildings was “clearly a device to increase floor space” for offices, the removal of trees was “almost incredible” in an architectural conservation area, and the apartments in the development did not meet minimum standards for sun and daylight.
Barrister Colm McEochaidh, who is representing 22 objectors at the hearing, said the council’s decision to grant permission for the bulk of the development but to refuse permission for the 37-storey tower was unlawful.
Mr McEochaidh, who is representing local residents and residents’ associations, said he agreed with Mr Dunne’s representative that it was “an all or nothing” scheme.
There was “no statutory basis” for the council to grant part of the development but refuse another, Mr McEochaidh said. He warned the hearing’s inspector, Tom Rabbette: “The board must not repeat the error of the planning authority.”
The council had used the city development plan to justify the decision to grant permission, without referring to specific provisions of the plan.
It had “side-stepped, dodged and avoided” the provisions of the plan.
To grant permission would be to “reward” the “wrongdoing” of the council, he said.
“The board has the power and the duty to correct the error of the local authority. That is what must happen in this case.”
The Irish Times
www.buckplanning.ie
The scheme was a “doomed development” because the planning board did not have the legal power to reverse the council’s decision on the tower, barrister Michael O’Donnell said.
The council earlier this year granted permission for the bulk of Mr Dunne’s development, but refused to allow the 37-storey element of the scheme because it was a “material contravention” of the city development plan.
Mr Dunne is appealing to Bord Pleanála to reinstate the tower, which he says is essential to his plans for the development on the site of the former Jurys and Berkeley Court hotels.
Mr O’Donnell, who is representing Ailesbury Road resident Mr Desmond in his appeal against the development, said the board cannot give permission for the tower because the council has determined it to be a material contravention of the plan.
“Once a planning authority decides that there has been a material contravention of the development plan, the board has no jurisdiction but to refuse,” he said.
There were only four instances where the board could override the council’s decision in such a case, Mr O’Donnell said.
These were, where a development was of strategic or national importance; where there were conflicting objectives in the development plan; where regional planning guidelines supported the application; or where the development was clearly compatible with the pattern of development in the area.
Mr Dunne’s development failed all these tests, Mr O’Donnell said. It seemed particularly “perverse” for his representatives to suggest the development was of strategic or national importance.
It was “extraordinary that the development should have proceeded this far”, Mr O’Donnell said, given the flaws in the plans.
The inclusion of embassy buildings was “clearly a device to increase floor space” for offices, the removal of trees was “almost incredible” in an architectural conservation area, and the apartments in the development did not meet minimum standards for sun and daylight.
Barrister Colm McEochaidh, who is representing 22 objectors at the hearing, said the council’s decision to grant permission for the bulk of the development but to refuse permission for the 37-storey tower was unlawful.
Mr McEochaidh, who is representing local residents and residents’ associations, said he agreed with Mr Dunne’s representative that it was “an all or nothing” scheme.
There was “no statutory basis” for the council to grant part of the development but refuse another, Mr McEochaidh said. He warned the hearing’s inspector, Tom Rabbette: “The board must not repeat the error of the planning authority.”
The council had used the city development plan to justify the decision to grant permission, without referring to specific provisions of the plan.
It had “side-stepped, dodged and avoided” the provisions of the plan.
To grant permission would be to “reward” the “wrongdoing” of the council, he said.
“The board has the power and the duty to correct the error of the local authority. That is what must happen in this case.”
The Irish Times
www.buckplanning.ie
Dublin to get new bridge over River Liffey
Dublin City Council has confirmed it is to build a new €15 million bridge over the River Liffey, just downstream of O'Connell Bridge.
The council said the bridge, funded by the Government's Transport 21 plan, will carry buses and Luas trams across the Liffey.
"It will have cycleways and generous footpaths that will open Marlborough Street and Hawkins Street to greater footfall, prospective development and create a new north-south link from Abbey Street to Pearse Street," the council said in a statement.
It promised an "elegant, contemporary" design, with proper facilities for cyclists and wheelchairs to cross.
There will also be seating and landscaping.
"It will be a slender, single span, smooth concrete structure, with the underside of the bridge being designed to be as high above the water as possible so that river traffic is not impeded," the council said.
Construction is due to start late next year and will take approximately 18 months.
Consulting engineers Roughan & O’Donovan and Seán Harrington Architects were appointed in May to design the bridge. Roughan O’Donovan was the engineer for the Taney Luas bridge in Dundrum, Dublin, as well as the M1 Boyne Bridge at Drogheda, amongst others.
Harrington's projects include the Dublin Millennium Bridge. Conservation architect David Slattery will ensure that the historic quay walls are properly conserved, as well as advising on other matters relating to the historic and important setting of the project, the council said.
Gordon Rowland of the council's road design department, said the bridge would take a lot of bus movements away from O'Connell Bridge.
Asked whether the project might be under threat as a result of current economic difficulties, Mr Rowland said he believed the project was "fairly robust" and that there was a requirement for such a bridge to be built at that location over the Liffey.
Mr Rowland said that in the event that the project was not completed within an 18-month timeframe, there was a provision for a temporary bridge just downstream, which would facilitate work on the planned metro line.
Irishtimes.com
www.buckplanning.ie
The council said the bridge, funded by the Government's Transport 21 plan, will carry buses and Luas trams across the Liffey.
"It will have cycleways and generous footpaths that will open Marlborough Street and Hawkins Street to greater footfall, prospective development and create a new north-south link from Abbey Street to Pearse Street," the council said in a statement.
It promised an "elegant, contemporary" design, with proper facilities for cyclists and wheelchairs to cross.
There will also be seating and landscaping.
"It will be a slender, single span, smooth concrete structure, with the underside of the bridge being designed to be as high above the water as possible so that river traffic is not impeded," the council said.
Construction is due to start late next year and will take approximately 18 months.
Consulting engineers Roughan & O’Donovan and Seán Harrington Architects were appointed in May to design the bridge. Roughan O’Donovan was the engineer for the Taney Luas bridge in Dundrum, Dublin, as well as the M1 Boyne Bridge at Drogheda, amongst others.
Harrington's projects include the Dublin Millennium Bridge. Conservation architect David Slattery will ensure that the historic quay walls are properly conserved, as well as advising on other matters relating to the historic and important setting of the project, the council said.
Gordon Rowland of the council's road design department, said the bridge would take a lot of bus movements away from O'Connell Bridge.
Asked whether the project might be under threat as a result of current economic difficulties, Mr Rowland said he believed the project was "fairly robust" and that there was a requirement for such a bridge to be built at that location over the Liffey.
Mr Rowland said that in the event that the project was not completed within an 18-month timeframe, there was a provision for a temporary bridge just downstream, which would facilitate work on the planned metro line.
Irishtimes.com
www.buckplanning.ie
Monday, 15 September 2008
Cllr Brassil rejects any LNG wrongdoing
KERRY County Councillor and Shannon Development chairman, John Brassil, has strenuously rejected allegations of any wrongdoing in voting to support a variation to the Kerry County Development Plan, allowing lands owned by Shannon Development be rezoned for industrial use. The Kilcolgan Residents Association have lodged a complaint to Shannon Development, the Department of Enterprise, Trade and Employment and Kerry County Council, alleging a breach of ethics and a conflict of interest by Cllr Brassil.
The group, which is campaigning against the location of a liquefied natural gas (LNG) terminal on the Ballylongford Landbank,claims that a breach of ethics may have taken place when Cllr Brassil voted to rezone the land to allow for the development of the terminal.
In a letter to Enterprise Minster, Micheál Martin, as well as Kerry County Council and Shannon Development, the Kilcolgan Residents Association pointed out that in May 2006, Shannon LNG announced an option to purchase, subject to planning, the lands at Kilcolgan owned by Shannon Development - the board of which Councillor Brassil was a member.
They say that on March 12, 2007, Cllr Brassil voted in support of the variation to the Kerry County Development Plan 2003-2009 at Kerry County Council that rezoned lands in Kilcolgan owned by Shannon Development from rural general and secondary special amenity to industrial.
This, they said, ‘may' be seen as being a breach of ethics and a conflict of interest by Councillor John Brassil, adding that the Fianna Fáil councillor should have excused himself from the vote.
Speaking to The Kerryman this week, Cllr Brassil denied any wrong doing and said that he acted in a proper manner.
"At all times I have acted in a proper manner in any business with Kerry County Council," he said. "I have always acted for the benefit of the people I serve and bringing 500 jobs and a €500 million investment to north Kerry is absolutely what I'm elected for."
Shannon Development, the Department of Enterprise, Trade and Employment and Kerry County Council have all confirmed they have received, and are examining, a letter of complaint from the Kilcolgan Residents Association.
The Kerryman
www.buckplanning.ie
The group, which is campaigning against the location of a liquefied natural gas (LNG) terminal on the Ballylongford Landbank,claims that a breach of ethics may have taken place when Cllr Brassil voted to rezone the land to allow for the development of the terminal.
In a letter to Enterprise Minster, Micheál Martin, as well as Kerry County Council and Shannon Development, the Kilcolgan Residents Association pointed out that in May 2006, Shannon LNG announced an option to purchase, subject to planning, the lands at Kilcolgan owned by Shannon Development - the board of which Councillor Brassil was a member.
They say that on March 12, 2007, Cllr Brassil voted in support of the variation to the Kerry County Development Plan 2003-2009 at Kerry County Council that rezoned lands in Kilcolgan owned by Shannon Development from rural general and secondary special amenity to industrial.
This, they said, ‘may' be seen as being a breach of ethics and a conflict of interest by Councillor John Brassil, adding that the Fianna Fáil councillor should have excused himself from the vote.
Speaking to The Kerryman this week, Cllr Brassil denied any wrong doing and said that he acted in a proper manner.
"At all times I have acted in a proper manner in any business with Kerry County Council," he said. "I have always acted for the benefit of the people I serve and bringing 500 jobs and a €500 million investment to north Kerry is absolutely what I'm elected for."
Shannon Development, the Department of Enterprise, Trade and Employment and Kerry County Council have all confirmed they have received, and are examining, a letter of complaint from the Kilcolgan Residents Association.
The Kerryman
www.buckplanning.ie
Work starts on building EUR130m waste incinerator
WORK on the controversial waste incinerator at Carranstown,Duleek-Ireland's first commercial thermal treatment plant - finally began last week, almost a decade after it was first proposed.
The EUR130 million incinerator, which has been bitterly opposed in a 10-year battle by the local community, will take two-and-a-half years to build and will process 200,000 tonnes of municipal waste each year.
Work began last week on site preparation and extending the entrance to the site at Carranstown, outside Duleek.
The erection of a hoarding, the provision of an additional traffic lane to facilitate site traffic and other preparatory works will continue over the next few weeks.
Indaver has appointed John Sisk and Son Ltd as main contractor for the preliminary works, which will last three months.
An international consortium of French companies Litwin and LAB and the Danish company Volund will build the state-of-the-art waste-to-energy facility. This consortium is also expected to include an Irish construction company to assist in further construction work; the Irish contractor will be appointed in the coming months.
Construction of the project is valued at EUR130 million and is expected to take two-and-a-half years, with the waste-to-energy plant set to be operational from the start of 2011, and employing 60 people.
Expressing his dismay that work has started on the project, Pat O'Brien of local campaign group, the No Incineration Alliance, said the incinerator would have a serious and negative effect on everybody's health and wellbeing.
However, as it was going to built, he said the very least they could do was fight for proper controls and regulations to be independently enforced by the Environmental Protection Agency (EPA).
He called on Environment Minister John Gormley to ensure that an independent baseline study of all existing toxins within the region be completed without delay, "This would give us a strong indication of what levels are at now, and if we have any problems with the incinerator in future, at least have something to compare it with," he said.
Mr O'Brien said the cost of the independent study could be funded by all the companies involved, with heavy industries in the region including Indaver, Irish Cement, GreenStar and others contributing.
"We have been calling for baseline studies plus a proper detailed health impact assessment for some time now and Minister Gormley should ensure they are completed as soon as possible and certainly before construction is completed," Mr O'Brien added.
He also called for a permanent EPA regional office within this area to help to give confidence to local residents in relation to proper monitoring and regulation of the facility. He also demanded that the EPA be properly funded and staffed, and that it would have the legal powers to do there job properly.
"At the moment, they are seen as a toothless monster, with no real powers to do the job they are meant to be doing," he claimed.
The incinerator project was the most controversial planning application ever to come before Meath County Council, with more than 4,000 individual objections to the original planning application and a petition against the plan signed by 27,000 people.
Among the original objectors were former Taoiseach John Bruton, An Taisce, the No Incineration Alliance, local councillors and Northern Ireland Unionists.
Planning permission for the development was granted by Meath County Council in 2001 and, the following year, Bord Pleanala heard a large number of objections during a lengthy oral hearing, but gave the project the green light in 2003 against the advice of its senior planning inspector, James Carroll.
A further planning application to expand the incinerator was approved by Bord Pleanala last year. Indaver had applied to increase the plant's size by one-third, enabling it to take 200,000 tonnes of waste a year, rather than the previous total of 150,000 and to increase the proposed height of the chimney stack from 40 to 65 metres.
A licence to operate an incinerator was granted to the company by the Environmental Protection Agency in 2005 and, last year, the Supreme Court ruled in favour of the company, following a lengthy legal battle against the proposal by local resident, Eric Martin.
Ann Casey
Meath Chronicle
www.buckplanning.ie
The EUR130 million incinerator, which has been bitterly opposed in a 10-year battle by the local community, will take two-and-a-half years to build and will process 200,000 tonnes of municipal waste each year.
Work began last week on site preparation and extending the entrance to the site at Carranstown, outside Duleek.
The erection of a hoarding, the provision of an additional traffic lane to facilitate site traffic and other preparatory works will continue over the next few weeks.
Indaver has appointed John Sisk and Son Ltd as main contractor for the preliminary works, which will last three months.
An international consortium of French companies Litwin and LAB and the Danish company Volund will build the state-of-the-art waste-to-energy facility. This consortium is also expected to include an Irish construction company to assist in further construction work; the Irish contractor will be appointed in the coming months.
Construction of the project is valued at EUR130 million and is expected to take two-and-a-half years, with the waste-to-energy plant set to be operational from the start of 2011, and employing 60 people.
Expressing his dismay that work has started on the project, Pat O'Brien of local campaign group, the No Incineration Alliance, said the incinerator would have a serious and negative effect on everybody's health and wellbeing.
However, as it was going to built, he said the very least they could do was fight for proper controls and regulations to be independently enforced by the Environmental Protection Agency (EPA).
He called on Environment Minister John Gormley to ensure that an independent baseline study of all existing toxins within the region be completed without delay, "This would give us a strong indication of what levels are at now, and if we have any problems with the incinerator in future, at least have something to compare it with," he said.
Mr O'Brien said the cost of the independent study could be funded by all the companies involved, with heavy industries in the region including Indaver, Irish Cement, GreenStar and others contributing.
"We have been calling for baseline studies plus a proper detailed health impact assessment for some time now and Minister Gormley should ensure they are completed as soon as possible and certainly before construction is completed," Mr O'Brien added.
He also called for a permanent EPA regional office within this area to help to give confidence to local residents in relation to proper monitoring and regulation of the facility. He also demanded that the EPA be properly funded and staffed, and that it would have the legal powers to do there job properly.
"At the moment, they are seen as a toothless monster, with no real powers to do the job they are meant to be doing," he claimed.
The incinerator project was the most controversial planning application ever to come before Meath County Council, with more than 4,000 individual objections to the original planning application and a petition against the plan signed by 27,000 people.
Among the original objectors were former Taoiseach John Bruton, An Taisce, the No Incineration Alliance, local councillors and Northern Ireland Unionists.
Planning permission for the development was granted by Meath County Council in 2001 and, the following year, Bord Pleanala heard a large number of objections during a lengthy oral hearing, but gave the project the green light in 2003 against the advice of its senior planning inspector, James Carroll.
A further planning application to expand the incinerator was approved by Bord Pleanala last year. Indaver had applied to increase the plant's size by one-third, enabling it to take 200,000 tonnes of waste a year, rather than the previous total of 150,000 and to increase the proposed height of the chimney stack from 40 to 65 metres.
A licence to operate an incinerator was granted to the company by the Environmental Protection Agency in 2005 and, last year, the Supreme Court ruled in favour of the company, following a lengthy legal battle against the proposal by local resident, Eric Martin.
Ann Casey
Meath Chronicle
www.buckplanning.ie
Footpaths a nightmare for disabled users, survey finds
FOOTPATHS ARE a disabled person’s worst nightmare thanks to inconsiderate motorists parking on them, householders leaving bins on them and local authorities neglecting to repair potholes.
That is the main finding of new research from Enable Ireland which conducted a survey to establish the biggest obstacles people with disabilities have accessing all areas.
The results indicate infrastructure is the single biggest barrier in the lives of most people with disabilities.
Some 28 per cent of those taking part in the online survey voted this their biggest access barrier out of five options presented to them.
Other major barriers included employment (cited by 21 per cent of respondents as a major issue), transport (cited by 19 per cent), social and leisure activities (noted by 18 per cent) and education (cited by 14 per cent).
Apart from footpaths, other infrastructural barriers mentioned by participants included shops with two floors but no lift to access the higher level, shops which pack in commodities so no walking frame or wheelchair can get between the aisles, restaurants and other buildings which are not wheelchair accessible and toilets which are too small.
One participant from Blackrock in Dublin made the following comment about the difficulties she encounters on her way to work every day: “I encounter many barriers on the footpaths along the way. Pot-holes, roadworks, and uneven surfaces all make my journey very difficult and even dangerous.
“But the one thing that makes me really angry is drivers who park their cars on the footpath without any regard for wheelchair users. They just don’t care about wheelchair users and that makes me mad.”
Another participant wrote: “My biggest access issue is with footpaths in my local area of Tallaght.”
The results of the survey were released in advance of Enable Ireland’s annual fundraising and awareness week, Action Week on Disability, which begins today.
Kate Raymond, director of services with Enable Ireland in Dublin, urged the general public to be more aware of the barriers people with disabilities can face in their daily lives.
“We all have a role to play in making Ireland an equal place to live in regardless of ability. Whether you are a shop owner, a public servant, a bus driver or a private car driver, there are small changes that we can all make to improve access for everyone,” she said.
The Irish Times
www.buckplanning.ie
That is the main finding of new research from Enable Ireland which conducted a survey to establish the biggest obstacles people with disabilities have accessing all areas.
The results indicate infrastructure is the single biggest barrier in the lives of most people with disabilities.
Some 28 per cent of those taking part in the online survey voted this their biggest access barrier out of five options presented to them.
Other major barriers included employment (cited by 21 per cent of respondents as a major issue), transport (cited by 19 per cent), social and leisure activities (noted by 18 per cent) and education (cited by 14 per cent).
Apart from footpaths, other infrastructural barriers mentioned by participants included shops with two floors but no lift to access the higher level, shops which pack in commodities so no walking frame or wheelchair can get between the aisles, restaurants and other buildings which are not wheelchair accessible and toilets which are too small.
One participant from Blackrock in Dublin made the following comment about the difficulties she encounters on her way to work every day: “I encounter many barriers on the footpaths along the way. Pot-holes, roadworks, and uneven surfaces all make my journey very difficult and even dangerous.
“But the one thing that makes me really angry is drivers who park their cars on the footpath without any regard for wheelchair users. They just don’t care about wheelchair users and that makes me mad.”
Another participant wrote: “My biggest access issue is with footpaths in my local area of Tallaght.”
The results of the survey were released in advance of Enable Ireland’s annual fundraising and awareness week, Action Week on Disability, which begins today.
Kate Raymond, director of services with Enable Ireland in Dublin, urged the general public to be more aware of the barriers people with disabilities can face in their daily lives.
“We all have a role to play in making Ireland an equal place to live in regardless of ability. Whether you are a shop owner, a public servant, a bus driver or a private car driver, there are small changes that we can all make to improve access for everyone,” she said.
The Irish Times
www.buckplanning.ie
ESB customers to take part in 'smart meter' scheme
Some 21,000 ESB customers throughout the State will have special 'smart meters' installed under a new national scheme to record and monitor energy use.
Minister for Communications, Energy and Natural Resources Eamon Ryan today launched the National Smart Meter plan and letters will be sent to customers from today asking them to take part in the first phase of the scheme.
Up to 21,000 electricity customers will get a smart meter installed in their home for free under the behavioural and technology trial.
The next-generation meters will monitor and record the electricity used by the householder and when it is used.
This data is communicated directly to the electricity supply company.
By capturing the patterns of energy usage at different times of the day, smart meters provide the information necessary to make people aware of how much energy they are using.
Mr Ryan urged all customers who received a request to participate, to sign up.
"Through participating, individual consumers will have an opportunity to make a real contribution to our energy future. Being 'energy clever' as a consumer, a supply company and a nation is one of ways we can meet our energy and climate change challenges," he said.
The Commission for Energy Regulation (CER) is leading the implementation of the project.
Irishtimes.com
www.buckplanning.ie
Minister for Communications, Energy and Natural Resources Eamon Ryan today launched the National Smart Meter plan and letters will be sent to customers from today asking them to take part in the first phase of the scheme.
Up to 21,000 electricity customers will get a smart meter installed in their home for free under the behavioural and technology trial.
The next-generation meters will monitor and record the electricity used by the householder and when it is used.
This data is communicated directly to the electricity supply company.
By capturing the patterns of energy usage at different times of the day, smart meters provide the information necessary to make people aware of how much energy they are using.
Mr Ryan urged all customers who received a request to participate, to sign up.
"Through participating, individual consumers will have an opportunity to make a real contribution to our energy future. Being 'energy clever' as a consumer, a supply company and a nation is one of ways we can meet our energy and climate change challenges," he said.
The Commission for Energy Regulation (CER) is leading the implementation of the project.
Irishtimes.com
www.buckplanning.ie
Ballsbridge scheme 'unlawful', objectors claim
Dublin City Council’s decision to grant permission to Seán Dunne for the bulk of his high-density development in Ballsbridge, but to refuse permission for the 37-storey tower was “unlawful”, barrister Colm MacEochaidh said.
Mr MacEochaidh, who is representing 22 objectors, at the An Bord Pleanála hearing on Mr Dunne’s proposed development, said he agreed with Mr Dunne’s representative that it was “an all or nothing” scheme.
There was “no statutory basis” for the council to grant part of the development but refuse another, Mr MacEochaidh said.
He warned the hearing’s inspector Tom Rabbette: “The board must not repeat the error of the planning authority.”
The council had used the city development plan to justify the decision to grant permission, without referring to the specific provision of the plan. They had “side-stepped, dodged and avoided” the provisions of the plan which clearly conflicted with their decision, Mr MacEochaidh said.
Irishtimes.com
www.buckplanning.ie
Mr MacEochaidh, who is representing 22 objectors, at the An Bord Pleanála hearing on Mr Dunne’s proposed development, said he agreed with Mr Dunne’s representative that it was “an all or nothing” scheme.
There was “no statutory basis” for the council to grant part of the development but refuse another, Mr MacEochaidh said.
He warned the hearing’s inspector Tom Rabbette: “The board must not repeat the error of the planning authority.”
The council had used the city development plan to justify the decision to grant permission, without referring to the specific provision of the plan. They had “side-stepped, dodged and avoided” the provisions of the plan which clearly conflicted with their decision, Mr MacEochaidh said.
Irishtimes.com
www.buckplanning.ie
EPA urges incineration for some hazardous waste
Incineration has been recommended as part of a strategy to deal with the State’s hazardous waste.
A new, national waste management plan published today recommends a twin-track approach to handling the waste. The National Hazardous Waste Management Plan recommends reducing hazardous waste through prevention, but also the use of incineration and landfill for other types of dangerous substances.
Published by the Environmental Protection Agency (EPA), the plan aims to make the Republic self-sufficient in handling its hazardous wastes which range from chemicals and pharmaceuticals to batteries, paints, asbestos and herbicides.
Key aspects of the plan include recommendations that national and regional landfills are developed for asbestos while incineration is used for other types of hazards.
Commenting on the plan Director General of the EPA, Dr Mary Kelly said: “Ireland must find new ways to become self sufficient in dealing with our hazardous waste.
“Whilst there has been some improvement in Ireland’s infrastructure, there is still a deficit and this Plan recommends alternative methods for the reduction, collection and management of this waste within Ireland.”
The Plan makes 29 recommendations that, when implemented, will:
reduce the generation of hazardous waste by demonstrating available alternatives to Irish industry and society;
ensure that all hazardous waste is collected and is managed appropriately;
increase Ireland’s self-sufficiency in hazardous waste management and reduce exports; and
deal with the legacy and contamination of past practices involving hazardous materials.
The EPA will take the lead in implementing a large number of the plan’s recommendations as well as monitoring the implementation of the overall plan. A number of other public bodies are identified in the plan for the implementation of the recommendations, including the Department of the Environment, Heritage and Local Government and local authorities.
Dr Gerry Byrne, Programme Manager, EPA, said: “We now have a focused and up to date plan for improving how we think about and manage hazardous waste in Ireland.
“The EPA and public bodies generally must take responsibility for ensuring it is implemented in full. Irish industry and society must play their part by responding to the initiatives and using the services that will be put in place for their benefit.”
Irishtimes.com
www.buckplanning.ie
A new, national waste management plan published today recommends a twin-track approach to handling the waste. The National Hazardous Waste Management Plan recommends reducing hazardous waste through prevention, but also the use of incineration and landfill for other types of dangerous substances.
Published by the Environmental Protection Agency (EPA), the plan aims to make the Republic self-sufficient in handling its hazardous wastes which range from chemicals and pharmaceuticals to batteries, paints, asbestos and herbicides.
Key aspects of the plan include recommendations that national and regional landfills are developed for asbestos while incineration is used for other types of hazards.
Commenting on the plan Director General of the EPA, Dr Mary Kelly said: “Ireland must find new ways to become self sufficient in dealing with our hazardous waste.
“Whilst there has been some improvement in Ireland’s infrastructure, there is still a deficit and this Plan recommends alternative methods for the reduction, collection and management of this waste within Ireland.”
The Plan makes 29 recommendations that, when implemented, will:
reduce the generation of hazardous waste by demonstrating available alternatives to Irish industry and society;
ensure that all hazardous waste is collected and is managed appropriately;
increase Ireland’s self-sufficiency in hazardous waste management and reduce exports; and
deal with the legacy and contamination of past practices involving hazardous materials.
The EPA will take the lead in implementing a large number of the plan’s recommendations as well as monitoring the implementation of the overall plan. A number of other public bodies are identified in the plan for the implementation of the recommendations, including the Department of the Environment, Heritage and Local Government and local authorities.
Dr Gerry Byrne, Programme Manager, EPA, said: “We now have a focused and up to date plan for improving how we think about and manage hazardous waste in Ireland.
“The EPA and public bodies generally must take responsibility for ensuring it is implemented in full. Irish industry and society must play their part by responding to the initiatives and using the services that will be put in place for their benefit.”
Irishtimes.com
www.buckplanning.ie
Sunday, 14 September 2008
Downturn might 'make Dunne vision an eyesore'
THE worsening economic circumstances could result in Sean Dunne's planned 37-storey tower in the heart of Ballsbridge turning into a "construction eyesore", it was claimed yesterday.
In an ongoing hearing on the ambitious project, it was asked whether any bank or syndicate of banks would be able to afford to finance the full project on the site of the former Jurys and Berkeley Court hotels.
A resident of the area, Patrick Dowling, who has spent most of his career in finance as a banker and within industry, said banks were not lending to each other, let alone their customers.
"I don't know how much this project will cost. There have been figures in the newspapers in excess of €2bn," he told a Bord Pleanala hearing on the construction.
"Whatever the amount, it is large and in the current climate it is my view that no one bank or syndicate of banks is capable of financing this project in its entirety.
"At best the project can only be financed on a piecemeal basis and this gives rise to my gravest concern -- that for years the site will only be partially developed and half-built and so will become the largest construction eyesore in the country."
Mr Dowling said there was the risk of the new Lansdowne Road stadium being on one side of the area and a "development disaster" on the other.
Yesterday was the fourth day of the Croke Park hearing on the controversial Dublin 4 project.
Mr Dunne paid a record €380m for the seven-acre site in the heart of Ballsbridge in 2005 and has ambitious plans for it, including a hotel, shopping centre and 294 apartments.
The council granted planning permission for a large part of the project, but his plans for the 37-storey tower have been rejected. He is asking An Bord Pleanala to reinstate it.
Shane Hickey
Irish Independent
www.buckplanning.ie
In an ongoing hearing on the ambitious project, it was asked whether any bank or syndicate of banks would be able to afford to finance the full project on the site of the former Jurys and Berkeley Court hotels.
A resident of the area, Patrick Dowling, who has spent most of his career in finance as a banker and within industry, said banks were not lending to each other, let alone their customers.
"I don't know how much this project will cost. There have been figures in the newspapers in excess of €2bn," he told a Bord Pleanala hearing on the construction.
"Whatever the amount, it is large and in the current climate it is my view that no one bank or syndicate of banks is capable of financing this project in its entirety.
"At best the project can only be financed on a piecemeal basis and this gives rise to my gravest concern -- that for years the site will only be partially developed and half-built and so will become the largest construction eyesore in the country."
Mr Dowling said there was the risk of the new Lansdowne Road stadium being on one side of the area and a "development disaster" on the other.
Yesterday was the fourth day of the Croke Park hearing on the controversial Dublin 4 project.
Mr Dunne paid a record €380m for the seven-acre site in the heart of Ballsbridge in 2005 and has ambitious plans for it, including a hotel, shopping centre and 294 apartments.
The council granted planning permission for a large part of the project, but his plans for the 37-storey tower have been rejected. He is asking An Bord Pleanala to reinstate it.
Shane Hickey
Irish Independent
www.buckplanning.ie
Three city rail projects to start at same time
CONSTRUCTION work on three major rail projects in Dublin city will take place at the same time to avoid disruption to businesses, it emerged yesterday.
Work on the Metro North, the underground DART tunnel and the Luas line which will link the original Red and Green lines will take place over the same time period so residents and business will not have to suffer years of chaos in the city centre.
But there could still be years of traffic chaos when work on the Metro North gets under way.
The Rail Procurement Agency (RPA) said motorists and public transport users face significant delays in journey times during the five-year construction period of the light-rail system. The areas worst affected by the disruption will be large portions of the city centre along with Swords and Ballymun.
More than 150 bus routes will be changed due to the closure of Westmoreland Street during the construction phase, and a portion of St Stephen's Green will also be sealed off while the underground section is being built.
Yesterday Iarnrod Eireann said it expected to apply for a Railway Order allowing it to build the DART interconnector next year, and that it was in daily contact with the RPA -- which will build the Metro and the Luas -- in relation to the construction timetable.
Co-ordination
"There is major co-ordination between the two bodies, particularly in relation to St Stephen's Green which will be a shared station for the interconnector and Metro North," a spokesman said.
"We will be lodging our Railway Order application in the next 12 months, and are meeting with the RPA about construction. There's not going to be second bites of cherries."
Yesterday, the Dublin Chamber of Commerce said it wanted to see Metro delivered as soon as possible but warned that if Irish Rail did not accelerate their planning for the interconnector, which will link the Docklands to Heuston Station, businesses and jobs in the city will suffer.
"If Irish Rail and the RPA continue to progress these projects separately, the period of construction in the city would be eight years," chief executive Gina Quin said.
"This is wholly unacceptable, as commerce in the city would dry up over such a long period."
Paul Melia
Irish Independent
www.buckplanning.ie
Work on the Metro North, the underground DART tunnel and the Luas line which will link the original Red and Green lines will take place over the same time period so residents and business will not have to suffer years of chaos in the city centre.
But there could still be years of traffic chaos when work on the Metro North gets under way.
The Rail Procurement Agency (RPA) said motorists and public transport users face significant delays in journey times during the five-year construction period of the light-rail system. The areas worst affected by the disruption will be large portions of the city centre along with Swords and Ballymun.
More than 150 bus routes will be changed due to the closure of Westmoreland Street during the construction phase, and a portion of St Stephen's Green will also be sealed off while the underground section is being built.
Yesterday Iarnrod Eireann said it expected to apply for a Railway Order allowing it to build the DART interconnector next year, and that it was in daily contact with the RPA -- which will build the Metro and the Luas -- in relation to the construction timetable.
Co-ordination
"There is major co-ordination between the two bodies, particularly in relation to St Stephen's Green which will be a shared station for the interconnector and Metro North," a spokesman said.
"We will be lodging our Railway Order application in the next 12 months, and are meeting with the RPA about construction. There's not going to be second bites of cherries."
Yesterday, the Dublin Chamber of Commerce said it wanted to see Metro delivered as soon as possible but warned that if Irish Rail did not accelerate their planning for the interconnector, which will link the Docklands to Heuston Station, businesses and jobs in the city will suffer.
"If Irish Rail and the RPA continue to progress these projects separately, the period of construction in the city would be eight years," chief executive Gina Quin said.
"This is wholly unacceptable, as commerce in the city would dry up over such a long period."
Paul Melia
Irish Independent
www.buckplanning.ie
Storm of protest over plans for wind turbines in town centre
A plan to build two wind turbines in the centre of a residential area of Edenderry has created a storm among local residents.
The planning application has been lodged with Offaly County Council by MB Solar Ltd headed up by well-known Dublin-based architect Matt Barnes.
More than 60 local residents from the Francis Street area of the town gathered in a local pub to voice concerns about the proposal last week.
Residents claim the wind turbines, if given the go-ahead, will be within 40 metres of the nearest house and will dominate the skyline.
They also fear that the turbines will decrease the value of their homes and create noise, according to local resident Alo Glennon.
Mr Barnes said he plans to use the wind turbines along with woodchip and wind to provide energy for his business manufacturing solar slates.
A spokesman for Offaly County Council confirmed that an application has been made and a decision is due by the end of this month.
"It will be dealt with in the usual way," he told the Sunday Independent.
A local councillor has voiced concern over the plan. Cllr Noel Burke said that having studied the planning application file he felt strongly that the construction should not be allowed to proceed. He told the Offaly Express that he had advised local residents to make formal submissions to the planning authority.
He said he had no problem with wind turbines being erected but constructing them in the vicinity of residential or built-up areas was "simply not acceptable".
The proposed turbines would be located at the north end of Francis Street and north west of Downshire Row and New Row in the town.
JEROME REILLY
www.buckplanning.ie
The planning application has been lodged with Offaly County Council by MB Solar Ltd headed up by well-known Dublin-based architect Matt Barnes.
More than 60 local residents from the Francis Street area of the town gathered in a local pub to voice concerns about the proposal last week.
Residents claim the wind turbines, if given the go-ahead, will be within 40 metres of the nearest house and will dominate the skyline.
They also fear that the turbines will decrease the value of their homes and create noise, according to local resident Alo Glennon.
Mr Barnes said he plans to use the wind turbines along with woodchip and wind to provide energy for his business manufacturing solar slates.
A spokesman for Offaly County Council confirmed that an application has been made and a decision is due by the end of this month.
"It will be dealt with in the usual way," he told the Sunday Independent.
A local councillor has voiced concern over the plan. Cllr Noel Burke said that having studied the planning application file he felt strongly that the construction should not be allowed to proceed. He told the Offaly Express that he had advised local residents to make formal submissions to the planning authority.
He said he had no problem with wind turbines being erected but constructing them in the vicinity of residential or built-up areas was "simply not acceptable".
The proposed turbines would be located at the north end of Francis Street and north west of Downshire Row and New Row in the town.
JEROME REILLY
www.buckplanning.ie
Torrid time for Dunne's towering ambitions
IN a different life, Lucinda Creighton and Gayle Killilea might have been friends.
They have much in common. Both are blonde, attractive, possess sharp minds honed by Bar Council law exams and both display an unapologetic and piquant ambition to make their way in the world.
But these days it would be a brave hostess indeed who would invite these spicy women to break bread together at a Dublin southside soiree.
The blondes are vehemently on opposing sides in the battle of Ballsbridge -- sparked by the elaborate plan proposed by Ms Kililea's husband Sean Dunne to change the southside landscape forever with a 37-storey tower.
But what should be an intellectual, albeit feisty, divergence of opinion on what constitutes good planning has become a matter of personal rancour.
It stems from allegations made by the Fine Gael TD Ms Creighton about what happened at a meeting in a small room in the main building of the RDS a year ago.
The meeting was chaired by Ms Creighton -- then making a strong and ultimately successful tilt for a Dail seat. A significant plank in her election campaign was her opposition to Mr Dunne's Ballsbridge plan, and she organised the public meeting.
Ms Creighton alleged six weeks ago in an interview with a journalist from the Daily Mail that supporters of the Ballsbridge plan tried to humiliate her in front on a hundred people at the meeting.
"I'm already on the record as saying that they behaved like total thugs, shouting down elderly residents from the back of the room and being abusive and rude to me," she told the journalist.
Ms Creighton stood by those comments when contacted by the Sunday Independent, and repeated them to this newspaper. Legal letters were sent to the Dail deputy some weeks ago by Mr Dunne and two individuals by Ms Creighton in her allegations. Ms Creighton has responded with correspondence.
The substance of the allegations of "mob" rule by proponents of the Ballsbridge plan at that meeting were repeated at an An Bord Pleanala oral hearing which began at Croke Park last week and will continue this week.
Dublin City Councillor Paddy McCartan, who was making an observer submission on behalf of his Fine Gael colleague Ms Creighton, said a number of people felt "physically intimidated by the threatening behaviour of Mr Dunne's supporters on that night". Ms Creighton couldn't attend the oral hearing because she was at the wedding of a close friend and Mr McCartan stood in her stead.
At the oral hearing, a barrister for Mr Dunne described Mr McCartan's allegations as "outrageous" and "completely untrue" and asked the An Bord Pleanala Inspector, Tom Rabbette, to strike them from the record.
"[This] can only be seen as an orchestrated attempt to damage the credibility, good name and reputation of Mr Dunne and the applicants," he added.
"It is defamatory and amounts to an injurious falsehood."
In his submission, Mr McCartan had said many of the 90 third-party supporters to the development had professional, financial or familial connections with the applicants.
"This does not affect their right to submit their opinion, but it would have been a lot more honest if they had been open about any such connections with Mr Sean Dunne or his companies," he added.
Mr Rabbette is considering the application to strike Mr McCartan's comments from the record.
Ms Creighton told the Sunday Independent on Thursday that she agreed "100 per cent" with Mr McCartan's version of events given at the oral hearing. She said she would attend the oral hearing on Monday and if Mr McCartan's comments were struck out she would seek permission to address the oral hearing herself.
So what really happened at that meeting in the RDS? The claims by Ms Creighton and Mr McCartan of "mob rule" have annoyed not just Mr Dunne and those close to him. Others who attended the meeting and who are in favour of the Ballsbridge plan proposed by Mr Dunne are aghast and incredulous.
Their recollections of events at the RDS meeting are at variance with the claims of intimidation suggested by the two Fine Gael politicians.
Terence Grant, one of the directors of the Ringsend and Irishtown community centre which stands to gain a brand new facility built free by Mr Dunne if the developer's plans are given the go-head in Ballsbridge, attended the meeting.
"I went on behalf of the community centre and was standing at the back of the hall. I tried to speak by raising my hand to speak in favour, but I was just ignored by Lucinda who was chairing the meeting. I didn't get to speak. There was no intimidation whatsoever. There were some older people who were in favour of the plan and they got up to speak, but you could see that they were nervous. It wasn't even tense. If I was to describe the meeting I would say it was buoyant. People wanted to have their say. Everyone wanted to speak either for or against and she called mostly those who were opposed.
Aidan Powell, the well-known architect and noted landscape artist, also attended the meeting.
"I was there. There might have been a dozen people who had a positive view on the matter; people like Arthur Ryan, who is the MD of Penneys.
"The room was overcrowded with the result that a few of us straggled in when the meeting had actually started. People like Arthur Ryan, who is living directly across from the site, spoke up in favour.
"I think it would be fair to say that those who are opposed were somewhat surprised that people were putting a contrary view, but they had called a public meeting and people did speak in favour. To go so far as to say that there was intimidation or bullying is utter nonsense.
"There was one fellow at the front who tried to inject a bit of controversy into it by describing those of us in favour as 'the Fianna Fail hacks and their clapometer at the back', or words to that effect, but there was no pushing or shoving or personal animosity towards anyone from both sides. It was a lively meeting.
"The issue was that the meeting was largely about people saying 'we protest' about the plan and them being somewhat surprised to find there was a body of opinion that held a contrary view. This view that there was intimidation is a bit selective, a bit of a try on," Mr Powell said.
Another of those who attended was Orla Nolan, a member of Fine Gael, who is in favour of the Ballsbridge plan. She said that she was taken aback when she was asked before she entered the meeting who she was, how she had heard about the gathering, and where she lived.
"I replied that I thought it was a public meeting. I was ushered to the front by a gentleman who spotted an empty seat.
"The best way to describe the meeting was that it was combative in the sense that it was a pro and con meeting.
"I got the impression that the people around me didn't think people would turn up who supported the Ballsbridge plan.
"They presumed everyone supported Lucinda and her objections and it seemed to come as a surprise to them that there were people who were supporting the development."
"The room wasn't very large.
"It was very full. There was catcalling. Someone would say something, either pro or con, and someone who had the opposing view would say 'sit down!' or 'shut up!', but it was childish banter. There were no fisticuffs.
"What happened to me was that I tried to make a point. They obviously thought I was going to say something against the development but when I said something in favour the old biddies started to boo and hiss at me. I found it quite funny. Really there was nothing untoward. I heard no unpleasant interchanges really. I heard lively debate. There was an element of catcalling but it was of a playground nature," Ms Nolan told the Sunday Independent.
Meanwhile, Ms Creighton's view of the meeting has since changed as a release posted on her website at the time of the meeting did not mention intimidation or mob rule.
She described the meeting as "a lively debate" in which "all those present got to put forward and debate their views".
JEROME REILLY
www.buckplanning.ie
They have much in common. Both are blonde, attractive, possess sharp minds honed by Bar Council law exams and both display an unapologetic and piquant ambition to make their way in the world.
But these days it would be a brave hostess indeed who would invite these spicy women to break bread together at a Dublin southside soiree.
The blondes are vehemently on opposing sides in the battle of Ballsbridge -- sparked by the elaborate plan proposed by Ms Kililea's husband Sean Dunne to change the southside landscape forever with a 37-storey tower.
But what should be an intellectual, albeit feisty, divergence of opinion on what constitutes good planning has become a matter of personal rancour.
It stems from allegations made by the Fine Gael TD Ms Creighton about what happened at a meeting in a small room in the main building of the RDS a year ago.
The meeting was chaired by Ms Creighton -- then making a strong and ultimately successful tilt for a Dail seat. A significant plank in her election campaign was her opposition to Mr Dunne's Ballsbridge plan, and she organised the public meeting.
Ms Creighton alleged six weeks ago in an interview with a journalist from the Daily Mail that supporters of the Ballsbridge plan tried to humiliate her in front on a hundred people at the meeting.
"I'm already on the record as saying that they behaved like total thugs, shouting down elderly residents from the back of the room and being abusive and rude to me," she told the journalist.
Ms Creighton stood by those comments when contacted by the Sunday Independent, and repeated them to this newspaper. Legal letters were sent to the Dail deputy some weeks ago by Mr Dunne and two individuals by Ms Creighton in her allegations. Ms Creighton has responded with correspondence.
The substance of the allegations of "mob" rule by proponents of the Ballsbridge plan at that meeting were repeated at an An Bord Pleanala oral hearing which began at Croke Park last week and will continue this week.
Dublin City Councillor Paddy McCartan, who was making an observer submission on behalf of his Fine Gael colleague Ms Creighton, said a number of people felt "physically intimidated by the threatening behaviour of Mr Dunne's supporters on that night". Ms Creighton couldn't attend the oral hearing because she was at the wedding of a close friend and Mr McCartan stood in her stead.
At the oral hearing, a barrister for Mr Dunne described Mr McCartan's allegations as "outrageous" and "completely untrue" and asked the An Bord Pleanala Inspector, Tom Rabbette, to strike them from the record.
"[This] can only be seen as an orchestrated attempt to damage the credibility, good name and reputation of Mr Dunne and the applicants," he added.
"It is defamatory and amounts to an injurious falsehood."
In his submission, Mr McCartan had said many of the 90 third-party supporters to the development had professional, financial or familial connections with the applicants.
"This does not affect their right to submit their opinion, but it would have been a lot more honest if they had been open about any such connections with Mr Sean Dunne or his companies," he added.
Mr Rabbette is considering the application to strike Mr McCartan's comments from the record.
Ms Creighton told the Sunday Independent on Thursday that she agreed "100 per cent" with Mr McCartan's version of events given at the oral hearing. She said she would attend the oral hearing on Monday and if Mr McCartan's comments were struck out she would seek permission to address the oral hearing herself.
So what really happened at that meeting in the RDS? The claims by Ms Creighton and Mr McCartan of "mob rule" have annoyed not just Mr Dunne and those close to him. Others who attended the meeting and who are in favour of the Ballsbridge plan proposed by Mr Dunne are aghast and incredulous.
Their recollections of events at the RDS meeting are at variance with the claims of intimidation suggested by the two Fine Gael politicians.
Terence Grant, one of the directors of the Ringsend and Irishtown community centre which stands to gain a brand new facility built free by Mr Dunne if the developer's plans are given the go-head in Ballsbridge, attended the meeting.
"I went on behalf of the community centre and was standing at the back of the hall. I tried to speak by raising my hand to speak in favour, but I was just ignored by Lucinda who was chairing the meeting. I didn't get to speak. There was no intimidation whatsoever. There were some older people who were in favour of the plan and they got up to speak, but you could see that they were nervous. It wasn't even tense. If I was to describe the meeting I would say it was buoyant. People wanted to have their say. Everyone wanted to speak either for or against and she called mostly those who were opposed.
Aidan Powell, the well-known architect and noted landscape artist, also attended the meeting.
"I was there. There might have been a dozen people who had a positive view on the matter; people like Arthur Ryan, who is the MD of Penneys.
"The room was overcrowded with the result that a few of us straggled in when the meeting had actually started. People like Arthur Ryan, who is living directly across from the site, spoke up in favour.
"I think it would be fair to say that those who are opposed were somewhat surprised that people were putting a contrary view, but they had called a public meeting and people did speak in favour. To go so far as to say that there was intimidation or bullying is utter nonsense.
"There was one fellow at the front who tried to inject a bit of controversy into it by describing those of us in favour as 'the Fianna Fail hacks and their clapometer at the back', or words to that effect, but there was no pushing or shoving or personal animosity towards anyone from both sides. It was a lively meeting.
"The issue was that the meeting was largely about people saying 'we protest' about the plan and them being somewhat surprised to find there was a body of opinion that held a contrary view. This view that there was intimidation is a bit selective, a bit of a try on," Mr Powell said.
Another of those who attended was Orla Nolan, a member of Fine Gael, who is in favour of the Ballsbridge plan. She said that she was taken aback when she was asked before she entered the meeting who she was, how she had heard about the gathering, and where she lived.
"I replied that I thought it was a public meeting. I was ushered to the front by a gentleman who spotted an empty seat.
"The best way to describe the meeting was that it was combative in the sense that it was a pro and con meeting.
"I got the impression that the people around me didn't think people would turn up who supported the Ballsbridge plan.
"They presumed everyone supported Lucinda and her objections and it seemed to come as a surprise to them that there were people who were supporting the development."
"The room wasn't very large.
"It was very full. There was catcalling. Someone would say something, either pro or con, and someone who had the opposing view would say 'sit down!' or 'shut up!', but it was childish banter. There were no fisticuffs.
"What happened to me was that I tried to make a point. They obviously thought I was going to say something against the development but when I said something in favour the old biddies started to boo and hiss at me. I found it quite funny. Really there was nothing untoward. I heard no unpleasant interchanges really. I heard lively debate. There was an element of catcalling but it was of a playground nature," Ms Nolan told the Sunday Independent.
Meanwhile, Ms Creighton's view of the meeting has since changed as a release posted on her website at the time of the meeting did not mention intimidation or mob rule.
She described the meeting as "a lively debate" in which "all those present got to put forward and debate their views".
JEROME REILLY
www.buckplanning.ie
Blackrock rugby club eyes rezoning to ease debt
Blackrock RFC has told Dun Laoghaire Rathdown County Council that the club's finances "are under particular strain – with significant debt levels" and that the existing facilities "leave so much to be desired" with "sparse and poor" changing facilities.
The club wants some of its land at Stradbrook Road in Blackrock rezoned by the council in the 2010 county development plan because it is considering the sale "of a small portion of their land assets."
The club wants the one-acre rezoned to allow "economic development and employment uses" be carried out there. However, it stressed that it was planning to stay at Stradbrook saying the rezoning would "facilitate the necessary income generation to allow the club" remain there.
The majority of the site is currently zoned "to preserve and to provide for open space and recreational amenities" and the club wants this "modified to explicitly include exceptional circumstances under which residential uses may be considered."
Sunday Tribune
www.buckplanning.ie
The club wants some of its land at Stradbrook Road in Blackrock rezoned by the council in the 2010 county development plan because it is considering the sale "of a small portion of their land assets."
The club wants the one-acre rezoned to allow "economic development and employment uses" be carried out there. However, it stressed that it was planning to stay at Stradbrook saying the rezoning would "facilitate the necessary income generation to allow the club" remain there.
The majority of the site is currently zoned "to preserve and to provide for open space and recreational amenities" and the club wants this "modified to explicitly include exceptional circumstances under which residential uses may be considered."
Sunday Tribune
www.buckplanning.ie
Barchester seeks zoning changes for nursing homes
BARCHESTER, the nursing home chain backed by racing magnates JP McManus and John Magnier, has proposed changes to zoning regulations in south Dublin that would permit the development of nursing homes in green-belt zones. The company is planning to open 20 nursing homes in Ireland.
Chaired by former Kerry Group executive Denis Brosnan, the company recently submitted its proposals to the authorities as part of the Dun Laoghaire Rathdown County Council Draft Development Plan for 2010 to 2016.
It wants zoning regulations to be modified to allow nursing homes be developed on land zoned for agriculture, ensuring a better chance of acquiring sites than if they were competing with residential property developers.
Pat Nolan, deputy chairman of Barchester Ireland, pointed out that as nursing homes are not as profitable as apartments and houses, they should not be subject to the same planning regulations.
An ageing population, increasing life expectancy and an expected surge in the number of people reaching retirement age means the need for nursing home facilities and suitable residential accommodation is predicted to increase in the next 20 to 30 years.
"We know for a fact from studies and figures that there aren't enough nursing homes here. The number of people requiring nursing home care is going to mushroom in Ireland and we need to provide for this," he said.
The company has already invested €50m in its first Irish facility - Knightsbridge Village in Trim, Co Meath, – and plans to open one in south Dublin next year. Sites are also being considered in Cork, Belfast and Wicklow.
A planning application submitted earlier in the year for a 90-bed nursing home in Limerick was successful and is set to be Barchester's second Irish premises.
"Knightsbridge in Trim is the first of several but it's very untypical of what our immediate plans are. We want to increase the number of nursing homes in Ireland rather than the number of retirement villages and have about 20 up and running in the next six to seven years," said Nolan.
Barchester Ireland is the sister company of Barchester Healthcare, the fourth largest overall in the UK with 180 nursing homes, nearly 11,000 residents and 13,000 employees.
Sunday Tribune
www.buckplanning.ie
Chaired by former Kerry Group executive Denis Brosnan, the company recently submitted its proposals to the authorities as part of the Dun Laoghaire Rathdown County Council Draft Development Plan for 2010 to 2016.
It wants zoning regulations to be modified to allow nursing homes be developed on land zoned for agriculture, ensuring a better chance of acquiring sites than if they were competing with residential property developers.
Pat Nolan, deputy chairman of Barchester Ireland, pointed out that as nursing homes are not as profitable as apartments and houses, they should not be subject to the same planning regulations.
An ageing population, increasing life expectancy and an expected surge in the number of people reaching retirement age means the need for nursing home facilities and suitable residential accommodation is predicted to increase in the next 20 to 30 years.
"We know for a fact from studies and figures that there aren't enough nursing homes here. The number of people requiring nursing home care is going to mushroom in Ireland and we need to provide for this," he said.
The company has already invested €50m in its first Irish facility - Knightsbridge Village in Trim, Co Meath, – and plans to open one in south Dublin next year. Sites are also being considered in Cork, Belfast and Wicklow.
A planning application submitted earlier in the year for a 90-bed nursing home in Limerick was successful and is set to be Barchester's second Irish premises.
"Knightsbridge in Trim is the first of several but it's very untypical of what our immediate plans are. We want to increase the number of nursing homes in Ireland rather than the number of retirement villages and have about 20 up and running in the next six to seven years," said Nolan.
Barchester Ireland is the sister company of Barchester Healthcare, the fourth largest overall in the UK with 180 nursing homes, nearly 11,000 residents and 13,000 employees.
Sunday Tribune
www.buckplanning.ie
Moriarty planning €30m development in Skerries
Businessman and former Fianna Fáil election candidate Luke Moriarty plans to build a €30 million ‘‘neighbourhood centre’’ in Skerries in north Co Dublin.
The development in the centre of the town will consist of a SuperValu supermarket, 15 other shops, 67 apartments and an underground car park with 400 spaces. Moriarty, whose interests include supermarkets and hotels, applied for planning permission for the project last week.
He said he hoped to secure planning permission within the next six to nine months, while the building process would take a further 18 months. ‘‘The total investment will be between €25 million and €30 million,” Moriarty said.
Moriarty already operates a supermarket on part of the site for the proposed development and has acquired a number of adjoining properties. ‘‘We have been putting the site together for four to five years,” he said.
The centre will be anchored by a 13,000 square foot SuperValu outlet, and will also house two other large retailers and 13 smaller shop units.
Moriarty, who failed to win a seat in last year’s general election, also owns SuperValu supermarkets in Palmerstown, west Dublin, and in Balbriggan in north Dublin. He has just completed a €7.5 million refurbishment of the Palmerstown store and a €7 million extension of the Balbriggan development, which also includes more than 70 apartments.
The businessman also has two hotels – the Bracken Court in Balbriggan and the Courtyard in Leixlip, which stands on the site of a brewery once owned and run by Arthur Guinness. The Bracken Court reopened last week after a €7 million refit following a fire.
‘‘We were shut for 20 weeks, but we worked day and night to get it back open,” said Moriarty. He said he was interesting in acquiring other supermarkets or hotels if they came on the market. ‘‘We are open for business and keen to expand,” he said.
Sunday Business Post
www.buckplanning.ie
The development in the centre of the town will consist of a SuperValu supermarket, 15 other shops, 67 apartments and an underground car park with 400 spaces. Moriarty, whose interests include supermarkets and hotels, applied for planning permission for the project last week.
He said he hoped to secure planning permission within the next six to nine months, while the building process would take a further 18 months. ‘‘The total investment will be between €25 million and €30 million,” Moriarty said.
Moriarty already operates a supermarket on part of the site for the proposed development and has acquired a number of adjoining properties. ‘‘We have been putting the site together for four to five years,” he said.
The centre will be anchored by a 13,000 square foot SuperValu outlet, and will also house two other large retailers and 13 smaller shop units.
Moriarty, who failed to win a seat in last year’s general election, also owns SuperValu supermarkets in Palmerstown, west Dublin, and in Balbriggan in north Dublin. He has just completed a €7.5 million refurbishment of the Palmerstown store and a €7 million extension of the Balbriggan development, which also includes more than 70 apartments.
The businessman also has two hotels – the Bracken Court in Balbriggan and the Courtyard in Leixlip, which stands on the site of a brewery once owned and run by Arthur Guinness. The Bracken Court reopened last week after a €7 million refit following a fire.
‘‘We were shut for 20 weeks, but we worked day and night to get it back open,” said Moriarty. He said he was interesting in acquiring other supermarkets or hotels if they came on the market. ‘‘We are open for business and keen to expand,” he said.
Sunday Business Post
www.buckplanning.ie
Metro North documents to be lodged
THOUSANDS OF Dubliners are expected to seek copies of the planning application for Metro North when it is lodged with An Bord Pleanála on Wednesday.
The planning application – officially an application for a Railway Order – is to be accompanied by an Environmental Impact Statement (EIS) which contains details of disturbance caused by the construction of the 18km, partly underground, rail line linking Swords and Dublin airport with St Stephen’s Green.
The EIS will look at disturbance to traffic and trade as well as to hospitals, community organisations, schools and parks.
The application and the EIS will be available at An Bord Pleanála’s headquarters in Marlborough Street as well as at Fingal County Council offices in Swords, Dublin’s Civic Offices on Wood Quay, Ballymun Regeneration on Ballymun Road and from the Railway Procurement Agency at Parkgate Street.
An Bord Pleanála will accept submissions on the project until October 29th and is expected to then hold an oral hearing which may take several weeks. A decision on the application is expected by next autumn.
The Railway Procurement Agency has refused to say how much the five-year construction project is set to cost, citing commercial sensitivities as the tendering process is under way.
But documents obtained from the Department of Transport set the cost of Metro North at €4.58 billion in 2004 prices.
Transport sources said this was an estimate of the full cost of the construction and operation of the Public Private Partnership (PPP)over the 35 years of the partnership’s life-span.
The construction element alone has been put at about €2.5 billion at 2007 prices. The remaining costs cover operation and maintenance and the refurbishment of the system at the end of the 35 years before its handover to the State. It also covers significant bank and consultancy fees for the PPP. Under typical PPPs in the National Roads Programme, the State would put up 65 percent of the construction costs, which would give the Government a bill of some €1.5 billion to be paid over five years. The remainder would be in agreed scheduled payments to the private sector partner over the lifetime of the partnership.
Fares collected from passengers – expected to number 34 million in the first year of operation – would go towards repayments to the private sector partner, but the fares alone are not expected to cover the full annual payment.
Metro North was originally scheduled for completion by 2012, but is now more likely to be about 2014 at the earliest.
The Irish Times
www.buckplanning.ie
The planning application – officially an application for a Railway Order – is to be accompanied by an Environmental Impact Statement (EIS) which contains details of disturbance caused by the construction of the 18km, partly underground, rail line linking Swords and Dublin airport with St Stephen’s Green.
The EIS will look at disturbance to traffic and trade as well as to hospitals, community organisations, schools and parks.
The application and the EIS will be available at An Bord Pleanála’s headquarters in Marlborough Street as well as at Fingal County Council offices in Swords, Dublin’s Civic Offices on Wood Quay, Ballymun Regeneration on Ballymun Road and from the Railway Procurement Agency at Parkgate Street.
An Bord Pleanála will accept submissions on the project until October 29th and is expected to then hold an oral hearing which may take several weeks. A decision on the application is expected by next autumn.
The Railway Procurement Agency has refused to say how much the five-year construction project is set to cost, citing commercial sensitivities as the tendering process is under way.
But documents obtained from the Department of Transport set the cost of Metro North at €4.58 billion in 2004 prices.
Transport sources said this was an estimate of the full cost of the construction and operation of the Public Private Partnership (PPP)over the 35 years of the partnership’s life-span.
The construction element alone has been put at about €2.5 billion at 2007 prices. The remaining costs cover operation and maintenance and the refurbishment of the system at the end of the 35 years before its handover to the State. It also covers significant bank and consultancy fees for the PPP. Under typical PPPs in the National Roads Programme, the State would put up 65 percent of the construction costs, which would give the Government a bill of some €1.5 billion to be paid over five years. The remainder would be in agreed scheduled payments to the private sector partner over the lifetime of the partnership.
Fares collected from passengers – expected to number 34 million in the first year of operation – would go towards repayments to the private sector partner, but the fares alone are not expected to cover the full annual payment.
Metro North was originally scheduled for completion by 2012, but is now more likely to be about 2014 at the earliest.
The Irish Times
www.buckplanning.ie
Local authorities decide on only half of all planning bids within deadline
A TOTAL OF 35,725 planning applications were made to local authorities last year, some 29,936 of which were for individual houses, according to a report on public service indicators released yesterday.
The report from the Local Government Management Services Board revealed that on average three quarters of the individual house applications were granted, with just two thirds of multi-house applications granted.
The report does not analyse whether the individual houses were located within zoned housing land or were one-off homes in the countryside.
But it does indicate that just over one third of all planning authority refusals for individual houses were overturned by An Bord Pleanála. The board overturned just under a third of multi-house development refusals.
The report also found that local authorities were able to decide only half of all planning applications within their allotted eight weeks. Most of the remainder resulted in requests for additional information.
The report also found wide disparities across the State in Traveller housing programmes. Some local authorities had achieved in excess of 100 per cent of their target for Traveller housing while others were able to only achieve a portion.
Monaghan achieved 183 per cent of its target while Wicklow County Council was the lowest at just 29.3 per cent.
Dublin City Council achieved only 39.3 per cent while Dún Laoghaire-Rathdown County Council achieved 107 per cent.
The report also contained a special section on waste management and recycling.
In 2007, 35.2 per cent of household waste was recycled, some 454,159 tonnes with the remaining 64.8 per cent, 837,440 tonnes, sent to landfill.
Of the household waste collected, 53 per cent of households were exclusively serviced by private operators, with 41 per cent serviced by a combination of public and private operators.
Only six per cent of local authority areas are now dealt with exclusively by local authorities.
In relation to drinking water there has been only a slight improvement in meeting statutory requirements for public schemes to 97.94 per cent in 2007.
For private schemes there has been an improvement to 95 per cent for 2007.
The indicators also showed significant increases in the use of the internet to access motor tax services. Speed of service was up by almost seven per cent on the previous year, on average.
The statistics in relation to the library service record the average number of opening hours for local authorities’ libraries was 38.1 hours per week.
In 2007, 444 children’s playgrounds were directly provided by local authorities. In addition, 158 playgrounds were facilitated by the local authorities.
The Irish Times
www.buckplanning.ie
The report from the Local Government Management Services Board revealed that on average three quarters of the individual house applications were granted, with just two thirds of multi-house applications granted.
The report does not analyse whether the individual houses were located within zoned housing land or were one-off homes in the countryside.
But it does indicate that just over one third of all planning authority refusals for individual houses were overturned by An Bord Pleanála. The board overturned just under a third of multi-house development refusals.
The report also found that local authorities were able to decide only half of all planning applications within their allotted eight weeks. Most of the remainder resulted in requests for additional information.
The report also found wide disparities across the State in Traveller housing programmes. Some local authorities had achieved in excess of 100 per cent of their target for Traveller housing while others were able to only achieve a portion.
Monaghan achieved 183 per cent of its target while Wicklow County Council was the lowest at just 29.3 per cent.
Dublin City Council achieved only 39.3 per cent while Dún Laoghaire-Rathdown County Council achieved 107 per cent.
The report also contained a special section on waste management and recycling.
In 2007, 35.2 per cent of household waste was recycled, some 454,159 tonnes with the remaining 64.8 per cent, 837,440 tonnes, sent to landfill.
Of the household waste collected, 53 per cent of households were exclusively serviced by private operators, with 41 per cent serviced by a combination of public and private operators.
Only six per cent of local authority areas are now dealt with exclusively by local authorities.
In relation to drinking water there has been only a slight improvement in meeting statutory requirements for public schemes to 97.94 per cent in 2007.
For private schemes there has been an improvement to 95 per cent for 2007.
The indicators also showed significant increases in the use of the internet to access motor tax services. Speed of service was up by almost seven per cent on the previous year, on average.
The statistics in relation to the library service record the average number of opening hours for local authorities’ libraries was 38.1 hours per week.
In 2007, 444 children’s playgrounds were directly provided by local authorities. In addition, 158 playgrounds were facilitated by the local authorities.
The Irish Times
www.buckplanning.ie
Ex-planner says project in Ballsbridge 'a shambles'
A FORMER chief Dublin city planner has accused the council’s planning department of disregarding the city development plan in granting permission for Seán Dunne’s high-rise development in Ballsbridge.
Former city planning officer Pat McDonnell, who took early retirement from the council four years ago, told An Bord Pleanála he was concerned about the “state of planning” in the council since he left the department. “I am particularly concerned about the status of the development plan in the eyes of the planners.”
He said the proposed development on the site of the former Jurys and Berkeley Court hotels in Ballsbridge contravened the development plan – which set Z1 residential zoning for the land – by allowing offices, having an excess of retail space, a deficit of open public space, sunless streets and no play area for children.
“The development plan is a democratically-arrived at contract with the public. It is a substantial, meaningful document, and is the whole basis for property rights...It can’t be casually interpreted or played around with.”
While there was room for some flexibility in interpretation of the plan, this particular development was in complete contravention of the plan. “Personally I would have put the developers – the applicants for this development – on early alert of the possibly rocky road they were going to face.”
Mr McDonnell said he was “surprised” and “rather disappointed” by the way the planners had treated this application. They had been right to reject the 37-storey tower which would have been an “impossibility” on the site. However, by granting other elements of the scheme on a piecemeal basis they had left the project in “a shambles”.
“There might have been a case for the planners to say ‘this isn’t going to work’ and to refuse this development in its entirety. Overall refusal might have been the best response.”
He said the site was suitable for redevelopment, but as a high-quality residential scheme with building heights of four to five storeys.
Patrick Dowling, a local resident and a banker, told the hearing on the proposed development it was his professional opinion that in the current economic climate no bank or syndicate of banks would be capable of financing the whole project.
The scheme could only be financed and built on a piecemeal basis. “This gives rise to my gravest concern that for years the site will only be partially developed and half-built, and so will become the largest construction eyesore in the country.”
He said permission should not be granted as the scheme contravened the city development plan. However if it was the board should impose a timetable and the developer should be required to lodge a significant bond with the council which would be forfeit if the timetable was not adhered to.
The Irish Times
www.buckplanning.ie
Former city planning officer Pat McDonnell, who took early retirement from the council four years ago, told An Bord Pleanála he was concerned about the “state of planning” in the council since he left the department. “I am particularly concerned about the status of the development plan in the eyes of the planners.”
He said the proposed development on the site of the former Jurys and Berkeley Court hotels in Ballsbridge contravened the development plan – which set Z1 residential zoning for the land – by allowing offices, having an excess of retail space, a deficit of open public space, sunless streets and no play area for children.
“The development plan is a democratically-arrived at contract with the public. It is a substantial, meaningful document, and is the whole basis for property rights...It can’t be casually interpreted or played around with.”
While there was room for some flexibility in interpretation of the plan, this particular development was in complete contravention of the plan. “Personally I would have put the developers – the applicants for this development – on early alert of the possibly rocky road they were going to face.”
Mr McDonnell said he was “surprised” and “rather disappointed” by the way the planners had treated this application. They had been right to reject the 37-storey tower which would have been an “impossibility” on the site. However, by granting other elements of the scheme on a piecemeal basis they had left the project in “a shambles”.
“There might have been a case for the planners to say ‘this isn’t going to work’ and to refuse this development in its entirety. Overall refusal might have been the best response.”
He said the site was suitable for redevelopment, but as a high-quality residential scheme with building heights of four to five storeys.
Patrick Dowling, a local resident and a banker, told the hearing on the proposed development it was his professional opinion that in the current economic climate no bank or syndicate of banks would be capable of financing the whole project.
The scheme could only be financed and built on a piecemeal basis. “This gives rise to my gravest concern that for years the site will only be partially developed and half-built, and so will become the largest construction eyesore in the country.”
He said permission should not be granted as the scheme contravened the city development plan. However if it was the board should impose a timetable and the developer should be required to lodge a significant bond with the council which would be forfeit if the timetable was not adhered to.
The Irish Times
www.buckplanning.ie
Initial Cork waste tests show no public threat
PRELIMINARY RESULTS of an investigation into waste material from the former Irish Ispat plant at Haulbowline suggest the waste does not pose any major threat to public health, the Minister for the Environment said yesterday.
John Gormley stressed that consultants White Young Green (WYG) are still awaiting some test results from samples taken at the the former plant, but all indications so far suggest there is no cause for alarm regarding the waste being harmful to residents of the Cork harbour area.
“It would appear at this stage that there is no real cause for concern but I hasten to add, and this comes with a health warning, the report itself has not been completed yet and it has not been peer reviewed so those are the caveats,” said Mr Gormley.
Mr Gormley was speaking during a visit to Cobh Town Council where he briefed local public representatives amid concerns the former steel plant which closed in 2001 may contain more hazardous materials than previously thought.
Mr Gormley was accompanied by White Young Green director Kevin Cleary who addressed concerns regarding reports that waste at slag heaps at the East Tip part of the island contains cancer causing materials Chromium 6 and Caesium 137.
Mr Cleary said extensive testing had found no significant levels of Chromium 6 while the investigation had found no trace of any radioactive material including Caesium 137.
Mr Cleary said the analysis had focused on the East Tip area of the former steel plant as that was where waste was deposited.
“We looked at open areas focusing primarily on the East Tip. though we have taken background measurements from elsewhere on the site, and there is a portion of the East Tip that contains hazardous material but the vast majority of it is non-hazardous.
“The hazardous material has oil components, there are some heavy metals but the total chromium levels are low in it. We’ve found one or two low levels of leachate from samples of Chromium 6 in relation to sludge material but that’s a very localised sporadic issue.”
Mr Cleary said they had also checked out reports of radioactive material being dumped on the site. The Radiological Protection Institute of Ireland provided certificates showing the material had been removed and properly disposed of.
Mr Gormley said he hoped to receive the completed report from WYG by the end of the month and it would then be peer reviewed before he would bring proposals to Cabinet regarding the site to ensure that it does not pose any health threat.
Yesterday’s meeting was marked by an angry exchange with Cllr John Mulvihill Snr of Labour who branded Mr Gormley “a disgrace” for failing to meet local public representatives in June before calling on him to commission a baseline health study of the harbour area. Mr Gormley said he envisaged holding discussions with the Department of Health and HSE with a view to carrying out some health study when he brings proposals to Cabinet.
The Irish Times
www.buckplanning.ie
John Gormley stressed that consultants White Young Green (WYG) are still awaiting some test results from samples taken at the the former plant, but all indications so far suggest there is no cause for alarm regarding the waste being harmful to residents of the Cork harbour area.
“It would appear at this stage that there is no real cause for concern but I hasten to add, and this comes with a health warning, the report itself has not been completed yet and it has not been peer reviewed so those are the caveats,” said Mr Gormley.
Mr Gormley was speaking during a visit to Cobh Town Council where he briefed local public representatives amid concerns the former steel plant which closed in 2001 may contain more hazardous materials than previously thought.
Mr Gormley was accompanied by White Young Green director Kevin Cleary who addressed concerns regarding reports that waste at slag heaps at the East Tip part of the island contains cancer causing materials Chromium 6 and Caesium 137.
Mr Cleary said extensive testing had found no significant levels of Chromium 6 while the investigation had found no trace of any radioactive material including Caesium 137.
Mr Cleary said the analysis had focused on the East Tip area of the former steel plant as that was where waste was deposited.
“We looked at open areas focusing primarily on the East Tip. though we have taken background measurements from elsewhere on the site, and there is a portion of the East Tip that contains hazardous material but the vast majority of it is non-hazardous.
“The hazardous material has oil components, there are some heavy metals but the total chromium levels are low in it. We’ve found one or two low levels of leachate from samples of Chromium 6 in relation to sludge material but that’s a very localised sporadic issue.”
Mr Cleary said they had also checked out reports of radioactive material being dumped on the site. The Radiological Protection Institute of Ireland provided certificates showing the material had been removed and properly disposed of.
Mr Gormley said he hoped to receive the completed report from WYG by the end of the month and it would then be peer reviewed before he would bring proposals to Cabinet regarding the site to ensure that it does not pose any health threat.
Yesterday’s meeting was marked by an angry exchange with Cllr John Mulvihill Snr of Labour who branded Mr Gormley “a disgrace” for failing to meet local public representatives in June before calling on him to commission a baseline health study of the harbour area. Mr Gormley said he envisaged holding discussions with the Department of Health and HSE with a view to carrying out some health study when he brings proposals to Cabinet.
The Irish Times
www.buckplanning.ie
Friday, 12 September 2008
No toxic threat to Navy from steel site, says report
A GOVERNMENT report has revealed that toxic waste at the former Irish Steel site does not pose an unacceptable risk to personnel at the nearby Naval Service base.
The findings came as Defence Minister Willie O'Dea said he hoped the report, by independent consultants RPS, would ease any health concerns amongst Navy personnel.
The report's findings were confirmed 24 hours before Environment Minister John Gormley visits Cobh today where he will meet harbour communities concerned about the claims surrounding toxic waste on Haulbowline Island.
Last July it was claimed that 500,000 tons of toxic waste now lie on the island with one former worker describing the contamination as so bad "it's like a mini-Chernobyl". Among the toxins discovered were lead, mercury and Chromium 6. The latter is one of the most dangerous carcinogens.
Reassuring
But yesterday Mr O'Dea insisted Navy personnel who share Haulbowline Island with the former Irish Steel-Irish Ispat site had no need to worry.
"There were 42 soil samples taken and the air was tested in eight different locations. The gist of the report, as I understand it, is that there is no unacceptable risk," the Limerick TD said. "My officials just got the report yesterday, I haven't had a chance to read it myself yet.
"I hope that what has been found by these independent consultants will be reassuring to the staff here in the Naval base in Haulbowline," he added.
"The main thing I want to tell you is that the report found no unacceptable level of risk. That is the language typically used by organisations like that -- nobody says there is absolutely no risk."
Meanwhile, Mr Gormley visits Cobh today after Cork county councillors passed a motion of no confidence in his handling of the Haulbowline toxic waste controversy.
Ralph Riegel
Irish Independent
www.buckplanning.ie
The findings came as Defence Minister Willie O'Dea said he hoped the report, by independent consultants RPS, would ease any health concerns amongst Navy personnel.
The report's findings were confirmed 24 hours before Environment Minister John Gormley visits Cobh today where he will meet harbour communities concerned about the claims surrounding toxic waste on Haulbowline Island.
Last July it was claimed that 500,000 tons of toxic waste now lie on the island with one former worker describing the contamination as so bad "it's like a mini-Chernobyl". Among the toxins discovered were lead, mercury and Chromium 6. The latter is one of the most dangerous carcinogens.
Reassuring
But yesterday Mr O'Dea insisted Navy personnel who share Haulbowline Island with the former Irish Steel-Irish Ispat site had no need to worry.
"There were 42 soil samples taken and the air was tested in eight different locations. The gist of the report, as I understand it, is that there is no unacceptable risk," the Limerick TD said. "My officials just got the report yesterday, I haven't had a chance to read it myself yet.
"I hope that what has been found by these independent consultants will be reassuring to the staff here in the Naval base in Haulbowline," he added.
"The main thing I want to tell you is that the report found no unacceptable level of risk. That is the language typically used by organisations like that -- nobody says there is absolutely no risk."
Meanwhile, Mr Gormley visits Cobh today after Cork county councillors passed a motion of no confidence in his handling of the Haulbowline toxic waste controversy.
Ralph Riegel
Irish Independent
www.buckplanning.ie
Skyscraper 'just a vanity project'
WITNESSES for businessman Dermot Desmond claimed yesterday that developer Sean Dunne's skyscraper plan was based on a need for him to stamp his mark on Dublin.
The financier did not attend yesterday's an Bord Pleanala hearing, but unleashed a team of world-renowned architects in his place.
Mr Dunne paid a record €380m for the seven-acre Jurys/Berkeley Court site in Ballsbridge in 2005. His ambitious €1bn development proposal includes the construction of a hotel, a shopping centre, 294 apartments, office space, an embassy building and a cultural centre.
His plan for a 37-storey tower has already been rejected. However, he is asking An Bord Pleanala to reinstate it.
Prominent Irish architect Shane O'Toole -- one of four architects on Mr Desmond's team -- claimed that Mr Dunne's skyscraper plan mirrored a recent trend where developers attempt to build symbolic buildings for the sake of world admiration.
He said that "starchitects" were being hired all over the globe "in a vain attempt" to replicate the titanium-clad Guggenheim Museum in Bilbao, Spain.
"The applicant is obviously in thrall to the power of iconic architecture as a means of city branding," he told the hearing at Croke Park.
He said that although the Guggenheim was "emblematic, it was not the key to Bilbao's sustained programme of renewal".
Mr O'Toole also hit out at the presentation of Mr Dunne's development plans, branding them "a gauche form of development plan box-ticking, a cross-dressing charade of switching patterns" of brick work.
Fellow Irish architect, Peter Cody showed little love for Mr Dunne's plans either.
Magnitude
He said it was the sheer magnitude of the tower that was the issue. "All towers are largely iconic or symbolic as they are not a particularly efficient urban form and are expensive to build," he said.
"In the case of the proposed tower: its height, scale and massing suggests a building that is disproportionate to the importance of the site and alludes to the rather inflated view that the proposed scheme has of its own relative importance and potential significance in the city."
Mr Cody also highlighted a number of design faults with the €1m apartments, including the fact that there were no plans for windows in the kitchen.
Meanwhile, Mr Desmond's legal representative, Michael O'Donnell, said his that client's concerns were rooted in his belief that "what's good for Dublin is good for the country" and vice versa.
He said Mr Desmond believed that the design of Dublin's development plans was critical to the Ireland's future success in attracting investment and improving tourism.
Another of the witnesses from Mr Desmond, the former President of the Royal Institute of British Architects, George Ferguson, supported Mr O'Donnell's stance. He said that Mr Dunne's skyscraper plan had "all the makings of soulless and sunless cavernous spaces which no amount of architectural illusion will be able to mend".
Dublin must stick to its European characteristics and resist the temptation to build upwards, he said.
The hearing continues.
Stephen O'Farrell
Irish Independent
www.buckplanning.ie
The financier did not attend yesterday's an Bord Pleanala hearing, but unleashed a team of world-renowned architects in his place.
Mr Dunne paid a record €380m for the seven-acre Jurys/Berkeley Court site in Ballsbridge in 2005. His ambitious €1bn development proposal includes the construction of a hotel, a shopping centre, 294 apartments, office space, an embassy building and a cultural centre.
His plan for a 37-storey tower has already been rejected. However, he is asking An Bord Pleanala to reinstate it.
Prominent Irish architect Shane O'Toole -- one of four architects on Mr Desmond's team -- claimed that Mr Dunne's skyscraper plan mirrored a recent trend where developers attempt to build symbolic buildings for the sake of world admiration.
He said that "starchitects" were being hired all over the globe "in a vain attempt" to replicate the titanium-clad Guggenheim Museum in Bilbao, Spain.
"The applicant is obviously in thrall to the power of iconic architecture as a means of city branding," he told the hearing at Croke Park.
He said that although the Guggenheim was "emblematic, it was not the key to Bilbao's sustained programme of renewal".
Mr O'Toole also hit out at the presentation of Mr Dunne's development plans, branding them "a gauche form of development plan box-ticking, a cross-dressing charade of switching patterns" of brick work.
Fellow Irish architect, Peter Cody showed little love for Mr Dunne's plans either.
Magnitude
He said it was the sheer magnitude of the tower that was the issue. "All towers are largely iconic or symbolic as they are not a particularly efficient urban form and are expensive to build," he said.
"In the case of the proposed tower: its height, scale and massing suggests a building that is disproportionate to the importance of the site and alludes to the rather inflated view that the proposed scheme has of its own relative importance and potential significance in the city."
Mr Cody also highlighted a number of design faults with the €1m apartments, including the fact that there were no plans for windows in the kitchen.
Meanwhile, Mr Desmond's legal representative, Michael O'Donnell, said his that client's concerns were rooted in his belief that "what's good for Dublin is good for the country" and vice versa.
He said Mr Desmond believed that the design of Dublin's development plans was critical to the Ireland's future success in attracting investment and improving tourism.
Another of the witnesses from Mr Desmond, the former President of the Royal Institute of British Architects, George Ferguson, supported Mr O'Donnell's stance. He said that Mr Dunne's skyscraper plan had "all the makings of soulless and sunless cavernous spaces which no amount of architectural illusion will be able to mend".
Dublin must stick to its European characteristics and resist the temptation to build upwards, he said.
The hearing continues.
Stephen O'Farrell
Irish Independent
www.buckplanning.ie
Metro to cause years of traffic chaos for commuters
TENS of thousands of Dublin commuters can expect slower journey times and disruption to bus routes while the Metro North light rail system is being built.
The Railway Procurement Agency has admitted that over 150 Dublin Bus routes will have to be changed, because Westmoreland Street will be closed to traffic for up to five years.
And one-fifth of St Stephen's Green will be closed to the public for four years while the underground station is built. Land from the Garden of Remembrance and the Rotunda Hospital will also be required.
The RPA also said there would be "wider impacts" in relation to traffic congestion and longer journey times across the city during construction works.
This morning the RPA will formally seek planning permission from An Bord Pleanala to build one of the country's most ambitious -- and expensive -- infrastructure projects.
The scheme will connect the townland of Belinstown, north of Swords, with St Stephen's Green, along an 18km route when it opens for business at the end of 2013. It will serve a number of key locations including Swords, Dublin Airport, Ballymun, DCU, the Mater Hospital and the city centre, and will connect with the Luas green and red lines.
Price
The estimated cost of the scheme is expected to be over €3bn, but commuters and people living in the city centre will also have to pay a high price.
A summary of the Environmental Impact Statement, which will be submitted to An Bord Pleanala this morning, says that 25 construction compounds will be required during the 60-month construction period, with 1,700 landowners affected.
There will major traffic implications for Swords, Ballymun and the city centre. A number of traffic lanes will be closed along the Ballymun Road "and resulting disturbances of traffic will occur," the EIS says.
"The proposed scheme will have an impact on all forms of traffic movement," it adds. "A number of construction sites will be needed along the alignment, many of these sites will be on or along existing roadways.
"As a result, there will be a reduction in traffic capacity during the construction phase which will have a significant impact on road transportation modes."
And it says there is potential for "widespread noise impacts" from construction traffic and from tunnel-boring machines.
Paul Melia
Irish Independent
www.buckplanning.ie
The Railway Procurement Agency has admitted that over 150 Dublin Bus routes will have to be changed, because Westmoreland Street will be closed to traffic for up to five years.
And one-fifth of St Stephen's Green will be closed to the public for four years while the underground station is built. Land from the Garden of Remembrance and the Rotunda Hospital will also be required.
The RPA also said there would be "wider impacts" in relation to traffic congestion and longer journey times across the city during construction works.
This morning the RPA will formally seek planning permission from An Bord Pleanala to build one of the country's most ambitious -- and expensive -- infrastructure projects.
The scheme will connect the townland of Belinstown, north of Swords, with St Stephen's Green, along an 18km route when it opens for business at the end of 2013. It will serve a number of key locations including Swords, Dublin Airport, Ballymun, DCU, the Mater Hospital and the city centre, and will connect with the Luas green and red lines.
Price
The estimated cost of the scheme is expected to be over €3bn, but commuters and people living in the city centre will also have to pay a high price.
A summary of the Environmental Impact Statement, which will be submitted to An Bord Pleanala this morning, says that 25 construction compounds will be required during the 60-month construction period, with 1,700 landowners affected.
There will major traffic implications for Swords, Ballymun and the city centre. A number of traffic lanes will be closed along the Ballymun Road "and resulting disturbances of traffic will occur," the EIS says.
"The proposed scheme will have an impact on all forms of traffic movement," it adds. "A number of construction sites will be needed along the alignment, many of these sites will be on or along existing roadways.
"As a result, there will be a reduction in traffic capacity during the construction phase which will have a significant impact on road transportation modes."
And it says there is potential for "widespread noise impacts" from construction traffic and from tunnel-boring machines.
Paul Melia
Irish Independent
www.buckplanning.ie
Controversial M3 motorway through Tara may open early
THE CONTROVERSIAL M3 motorway is understood to be nearly a year ahead of schedule and it is hoped it may open to traffic in advance of the official completion date of June 2010.
The progress on the project has been welcomed by Minister for Transport Noel Dempsey, who is a TD for Co Meath.
However environmental group TaraWatch has repeated its call for the scheme to be cancelled and a heritage trail to be created, which, it said, would bring more benefit to the county.
The motorway passes through the rich archaeological landscape of the Tara-Skryne valley. Last year a national monument was discovered in the middle of one of the lanes of the motorway itself.
Mr Dempsey said: “I am acutely aware of the pressures that Meath- based commuters face day in, day out and I know what a difference this new motorway will make to their quality of life once it is completed. We all want to cut journey times and travel on safer roads. The M3 will deliver on both of these fronts.”
This was reiterated by the road safety officer for Meath County Council, Michael Finnegan, a retired Garda chief superintendent. “The sooner it is completed the better,” he said. “Motorways are acknowledged as being the safest type of roads and I welcome the progress made on the M3.”
However, Vincent Salafia, TaraWatch spokesman, said: “I believe this is spin and the motorway is not due to open until 2011. We are in uncertain times and this is a waste of taxpayers’ money.”
He claimed the current economic climate meant the project was now “economically unviable”. Instead the group wanted a heritage trail or park developed, which, it said, would economically benefit the county more than the motorway.
Meath County Council has disagreed, saying the motorway would boost the county as a prime business location.
“The M3 will open up the heart of the county and Navan, Kells and north Meath should benefit greatly from improved access to the wider Dublin region and beyond,” the council’s director of economic development, Kevin Stewart, said.
A well-placed source close to the project said it was going “exceptionally well”. It is estimated that building works are at least 10 months ahead of schedule.
The National Roads Authority declined to comment.
The 60km motorway will link Clonee, in south Meath, with Kells, in the north of the county, and will bypass Dunshaughlin, Navan and Kells, with a toll at either end.
It will take traffic from the existing N3 Dublin-Cavan road, one of the principal routes linking Dublin to the northwest and one of the busiest primary routes in the country.
The Irish Times
www.buckplanning.ie
The progress on the project has been welcomed by Minister for Transport Noel Dempsey, who is a TD for Co Meath.
However environmental group TaraWatch has repeated its call for the scheme to be cancelled and a heritage trail to be created, which, it said, would bring more benefit to the county.
The motorway passes through the rich archaeological landscape of the Tara-Skryne valley. Last year a national monument was discovered in the middle of one of the lanes of the motorway itself.
Mr Dempsey said: “I am acutely aware of the pressures that Meath- based commuters face day in, day out and I know what a difference this new motorway will make to their quality of life once it is completed. We all want to cut journey times and travel on safer roads. The M3 will deliver on both of these fronts.”
This was reiterated by the road safety officer for Meath County Council, Michael Finnegan, a retired Garda chief superintendent. “The sooner it is completed the better,” he said. “Motorways are acknowledged as being the safest type of roads and I welcome the progress made on the M3.”
However, Vincent Salafia, TaraWatch spokesman, said: “I believe this is spin and the motorway is not due to open until 2011. We are in uncertain times and this is a waste of taxpayers’ money.”
He claimed the current economic climate meant the project was now “economically unviable”. Instead the group wanted a heritage trail or park developed, which, it said, would economically benefit the county more than the motorway.
Meath County Council has disagreed, saying the motorway would boost the county as a prime business location.
“The M3 will open up the heart of the county and Navan, Kells and north Meath should benefit greatly from improved access to the wider Dublin region and beyond,” the council’s director of economic development, Kevin Stewart, said.
A well-placed source close to the project said it was going “exceptionally well”. It is estimated that building works are at least 10 months ahead of schedule.
The National Roads Authority declined to comment.
The 60km motorway will link Clonee, in south Meath, with Kells, in the north of the county, and will bypass Dunshaughlin, Navan and Kells, with a toll at either end.
It will take traffic from the existing N3 Dublin-Cavan road, one of the principal routes linking Dublin to the northwest and one of the busiest primary routes in the country.
The Irish Times
www.buckplanning.ie
€350m Limerick centre gets go-ahead
PLANNING PERMISSION has been granted for the largest shopping centre in the midwest.
The €350 million Opera Centre in Limerick city is expected to create over 300 jobs during the construction phase and a further 800 jobs when completed.
The 38,500sq m facility will consist of two anchor units and 38 other retail units, as well as a basement car park with 505 spaces.
Construction is expected to take over two years to complete, but a start date for the massive project will be subject to approval from An Bord Pleanála.
Limerick City Council confirmed yesterday that planning permission had been granted for the multimillion euro development.
The local authority has already acquired a large number of plots of land and properties in Limerick city in order to pave the way for the construction of the centre, which was first mooted in 2005.
New plans lodged last May incorporate six additional buildings, including the Granary and the old Town Hall which are protected structures and are to be preserved.
The approved plans will also preserve the original home on Patrick Street of Limerick-born soprano Catherine Hayes, which will be refurbished and handed back to Limerick Civic Trust.
Mayor of Limerick John Gilligan said it was a vote of confidence in Limerick city but warned that was just the beginning of the process.
"I'm delighted, particularly with the news that so many jobs will be created, jobs which will be high quality and sustainable in the long term," he said. "However, this is not the end of the process. I hope there will be discussions with the sitting tenants who will be affected by this development and we can do everything we can to facilitate them," he said.
Pat Keogh, the project manager for Regeneration Developments Ltd, said he welcomed Limerick City Council's decision to grant planning permission, adding that the company was still considering the conditions the council had attached before making any further comment.
An Bord Pleanála meanwhile is due to rule later this month on an objection to a compulsory purchase order by Limerick City Council of a small plot of land needed to facilitate the development.
The local authority wants to gain title to Bank Place, which is less than 100sq m in size, but Trinity Rooms nightclub, which is located beside the site, has objected to the compulsory purchase order because it claims it will put the future of the nightclub at risk.
At a recent oral hearing, Limerick City Council senior planner Dick Tobin, admitted that revised plans for the Opera Centre development could put the nightclub's future in jeopardy.
However the local authority had to "weigh carefully the opportunity to create 1,000 jobs with the temporary displacement of 100 jobs at Trinity Rooms".
In a statement issued after the hearing, Pat Barry, managing director of Trinity Rooms, claimed this was "an appallingly cavalier attitude" to the jobs and livelihood of his workers.
The Irish Times
www.buckplanning.ie
The €350 million Opera Centre in Limerick city is expected to create over 300 jobs during the construction phase and a further 800 jobs when completed.
The 38,500sq m facility will consist of two anchor units and 38 other retail units, as well as a basement car park with 505 spaces.
Construction is expected to take over two years to complete, but a start date for the massive project will be subject to approval from An Bord Pleanála.
Limerick City Council confirmed yesterday that planning permission had been granted for the multimillion euro development.
The local authority has already acquired a large number of plots of land and properties in Limerick city in order to pave the way for the construction of the centre, which was first mooted in 2005.
New plans lodged last May incorporate six additional buildings, including the Granary and the old Town Hall which are protected structures and are to be preserved.
The approved plans will also preserve the original home on Patrick Street of Limerick-born soprano Catherine Hayes, which will be refurbished and handed back to Limerick Civic Trust.
Mayor of Limerick John Gilligan said it was a vote of confidence in Limerick city but warned that was just the beginning of the process.
"I'm delighted, particularly with the news that so many jobs will be created, jobs which will be high quality and sustainable in the long term," he said. "However, this is not the end of the process. I hope there will be discussions with the sitting tenants who will be affected by this development and we can do everything we can to facilitate them," he said.
Pat Keogh, the project manager for Regeneration Developments Ltd, said he welcomed Limerick City Council's decision to grant planning permission, adding that the company was still considering the conditions the council had attached before making any further comment.
An Bord Pleanála meanwhile is due to rule later this month on an objection to a compulsory purchase order by Limerick City Council of a small plot of land needed to facilitate the development.
The local authority wants to gain title to Bank Place, which is less than 100sq m in size, but Trinity Rooms nightclub, which is located beside the site, has objected to the compulsory purchase order because it claims it will put the future of the nightclub at risk.
At a recent oral hearing, Limerick City Council senior planner Dick Tobin, admitted that revised plans for the Opera Centre development could put the nightclub's future in jeopardy.
However the local authority had to "weigh carefully the opportunity to create 1,000 jobs with the temporary displacement of 100 jobs at Trinity Rooms".
In a statement issued after the hearing, Pat Barry, managing director of Trinity Rooms, claimed this was "an appallingly cavalier attitude" to the jobs and livelihood of his workers.
The Irish Times
www.buckplanning.ie
Cost of land cannot be a 'yardstick' for planning decisions
HIGH-RISE PLANS: THE PRICE paid for land cannot be allowed to become the “yardstick” by which planning decisions are made, Labour city councillor Dermot Lacey has told the Bord Pleanála hearing on developer Seán Dunne’s high-rise plans for Ballsbridge.
The decision of Dublin city planners to grant permission for the development of the former Jurys-Berkeley Court land, bought by Mr Dunne for €380 million three years ago, was “a gross act of defiance” against the wishes of the city councillors, Mr Lacey said.
“The intensity of the proposed development is apparently necessary because of the huge price paid for the land. If the cost of land becomes the yardstick for planning decisions, we might as well throw out all the planning laws and get rid of the development plan.”
The 37-storey tower was “completely out of character” with the area and two 15-storey towers had “no artistic merit whatsoever, they are simply blocks of concrete”, Mr Lacey said.
The Ringsend, Sandymount and Irishtown Environment Group said the tower was a safety risk.
“Because of the height of the proposed tower, there is a perceived danger to aircraft and explosion,” group chairman Damien Cassidy said.
Mr Cassidy told the hearing he was not satisfied the tower could be safely evacuated if there was a “calamity” on one of the upper floors. “It is believed that our fire service would be unable to reach people on the upper floors of the building,” he said.
Skyscrapers that were not yet built, such as the proposed U2 tower on Britain Quay, were being used by the developer as models for the 37-story tower, Mr Cassidy said.
If An Bord Pleanála was to grant permission to Mr Dunne it could cause “a domino effect” through Dublin 4 and greater Dublin, he added.
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The decision of Dublin city planners to grant permission for the development of the former Jurys-Berkeley Court land, bought by Mr Dunne for €380 million three years ago, was “a gross act of defiance” against the wishes of the city councillors, Mr Lacey said.
“The intensity of the proposed development is apparently necessary because of the huge price paid for the land. If the cost of land becomes the yardstick for planning decisions, we might as well throw out all the planning laws and get rid of the development plan.”
The 37-storey tower was “completely out of character” with the area and two 15-storey towers had “no artistic merit whatsoever, they are simply blocks of concrete”, Mr Lacey said.
The Ringsend, Sandymount and Irishtown Environment Group said the tower was a safety risk.
“Because of the height of the proposed tower, there is a perceived danger to aircraft and explosion,” group chairman Damien Cassidy said.
Mr Cassidy told the hearing he was not satisfied the tower could be safely evacuated if there was a “calamity” on one of the upper floors. “It is believed that our fire service would be unable to reach people on the upper floors of the building,” he said.
Skyscrapers that were not yet built, such as the proposed U2 tower on Britain Quay, were being used by the developer as models for the 37-story tower, Mr Cassidy said.
If An Bord Pleanála was to grant permission to Mr Dunne it could cause “a domino effect” through Dublin 4 and greater Dublin, he added.
The Irish Times
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'Insensitive' tower design Desmond's sole concern
PLANNING APPEAL: BILLIONAIRE BUSINESSMAN Dermot Desmond was motivated by an interest in architecture and the protection of Ballsbridge, Dublin and Ireland, in his opposition to Seán Dunne’s high-rise development, An Bord Pleanála has been told.
Mr Desmond’s legal representative Michael O’Donnell said the design and location of the proposed development on the site of the former Jurys and Berkeley Court hotels in Ballsbridge was Mr Desmond’s sole concern.
“That concern and that concern only motivates his interest in these proceedings.”
Mr Desmond was “the prime mover” in the docklands area and the quality of the architecture of his developments was one of the main reasons for the success of that area, Mr O’Donnell said.
Design was not just an aesthetic concern, but had a huge economic dimension, he said.
“His concern relates to the insensitivity and inappropriate design he believes will have very significant adverse effects not just on Ballsbridge, not just on the city of Dublin, but in broad terms on the entire economy of the country as a whole.”
Mr Desmond did not attend the planning hearing but was represented by four architects and one town planner, in addition to Mr O’Donnell.
Architect and architectural critic for the Sunday Times Shane O’Toole said Mr Dunne’s development was a “monolith” that would put the coherent development of Dublin “in grave peril”.
Mr Dunne was “in thrall” to the power of iconic architecture, he said, adding that the quality of design of this development was poor. The brick work, which the applicants said complemented the local buildings was “trite” and “the architectural equivalent of painting by numbers”.
“It does not qualify as architecture, let alone iconic architecture, but is a form of development packaging.”
George Ferguson, a British architect and BBC presenter, said the scheme was an oversized commercial development made respectable by a high profile international architecture competition.
The jury which chose the development seemed to have been “seduced by big sculpture” and a “commercial imperative that has driven a brief for a gross over-development of such a site”.
The streets in the scheme were “sunless, cavernous spaces which no amount of architectural illusion will be able to mend,” he said and, close up, the architecture was monotonous.
Dublin-based architect Peter Cody said the light in several apartments would be inadequate and there was no natural ventilation in the kitchens. The scheme was, he said, fixated with its iconic towers to the detriment of its use.
The 37-storey tower “alludes to the rather inflated view that the proposed scheme had of its own relative importance”, he said.
Conservation architect Bill Hastings said the existing hotels were inappropriate in height for Ballsbridge and there was no basis to suggest something even bigger would be sympathetic.
Town planner Kiaran O’Malley said the development contravened the land zoning in terms of height, plot ratio, and land use.
The Irish Times
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Mr Desmond’s legal representative Michael O’Donnell said the design and location of the proposed development on the site of the former Jurys and Berkeley Court hotels in Ballsbridge was Mr Desmond’s sole concern.
“That concern and that concern only motivates his interest in these proceedings.”
Mr Desmond was “the prime mover” in the docklands area and the quality of the architecture of his developments was one of the main reasons for the success of that area, Mr O’Donnell said.
Design was not just an aesthetic concern, but had a huge economic dimension, he said.
“His concern relates to the insensitivity and inappropriate design he believes will have very significant adverse effects not just on Ballsbridge, not just on the city of Dublin, but in broad terms on the entire economy of the country as a whole.”
Mr Desmond did not attend the planning hearing but was represented by four architects and one town planner, in addition to Mr O’Donnell.
Architect and architectural critic for the Sunday Times Shane O’Toole said Mr Dunne’s development was a “monolith” that would put the coherent development of Dublin “in grave peril”.
Mr Dunne was “in thrall” to the power of iconic architecture, he said, adding that the quality of design of this development was poor. The brick work, which the applicants said complemented the local buildings was “trite” and “the architectural equivalent of painting by numbers”.
“It does not qualify as architecture, let alone iconic architecture, but is a form of development packaging.”
George Ferguson, a British architect and BBC presenter, said the scheme was an oversized commercial development made respectable by a high profile international architecture competition.
The jury which chose the development seemed to have been “seduced by big sculpture” and a “commercial imperative that has driven a brief for a gross over-development of such a site”.
The streets in the scheme were “sunless, cavernous spaces which no amount of architectural illusion will be able to mend,” he said and, close up, the architecture was monotonous.
Dublin-based architect Peter Cody said the light in several apartments would be inadequate and there was no natural ventilation in the kitchens. The scheme was, he said, fixated with its iconic towers to the detriment of its use.
The 37-storey tower “alludes to the rather inflated view that the proposed scheme had of its own relative importance”, he said.
Conservation architect Bill Hastings said the existing hotels were inappropriate in height for Ballsbridge and there was no basis to suggest something even bigger would be sympathetic.
Town planner Kiaran O’Malley said the development contravened the land zoning in terms of height, plot ratio, and land use.
The Irish Times
www.buckplanning.ie
Steps being taken to convince commission of action on water
WATER QUALITY: IRELAND IS unlikely to be fined for non-compliance with regulations on waste water treatment plants, given the level of remedial action planned at six sites named in a European Court of Justice decision yesterday.
However, urgent steps are being taken this week to convince the EU of the Republic’s determination to tackle infringements in relation to a further two EU directives, on drinking water quality and dangerous substances.
European Court of Justice decisions on both of these directives have already found against Ireland and both are at the stage where Ireland is at risk of being fined.
According to Minister for the Environment John Gormley, Ireland has made significant progress in persuading the EU that breaches in relation to the waste water directive were being addressed.
But persuading the EU that breaches of the drinking water directive and the dangerous substance directive were being addressed would be more difficult.
Responding to yesterday’s European Court decision which named breaches at Bray, Co Wicklow; Shanganagh, Co Dublin; Howth, Co Dublin; Sligo town; Tramore, Co Waterford, and Letterkenny, Co Donegal – Mr Gormley said Ireland was “already working” to address the deficiencies identified in the case.
He was “disappointed” these cases had gone so far, due to “mainly technical or legal difficulties”.
The EU Commission is to write to Mr Gormley next week, giving the State two weeks to respond with firm remedial proposals to avoid fines which could run to millions of euro a year.
The Irish Times
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However, urgent steps are being taken this week to convince the EU of the Republic’s determination to tackle infringements in relation to a further two EU directives, on drinking water quality and dangerous substances.
European Court of Justice decisions on both of these directives have already found against Ireland and both are at the stage where Ireland is at risk of being fined.
According to Minister for the Environment John Gormley, Ireland has made significant progress in persuading the EU that breaches in relation to the waste water directive were being addressed.
But persuading the EU that breaches of the drinking water directive and the dangerous substance directive were being addressed would be more difficult.
Responding to yesterday’s European Court decision which named breaches at Bray, Co Wicklow; Shanganagh, Co Dublin; Howth, Co Dublin; Sligo town; Tramore, Co Waterford, and Letterkenny, Co Donegal – Mr Gormley said Ireland was “already working” to address the deficiencies identified in the case.
He was “disappointed” these cases had gone so far, due to “mainly technical or legal difficulties”.
The EU Commission is to write to Mr Gormley next week, giving the State two weeks to respond with firm remedial proposals to avoid fines which could run to millions of euro a year.
The Irish Times
www.buckplanning.ie
State fails to treat sewage properly at six sites
WASTE TREATMENT: THE EUROPEAN Court of Justice has ruled that Ireland has failed to treat sewage properly at six locations around the country.
The State was found to be in breach of a 1991 EU law on urban waste water in: Bray, Co Wicklow; Howth, Co Dublin; Shanganagh, Co Dublin; Letterkenny, Co Donegal; Tramore, Co Waterford, and Sligo.
The court ordered Ireland to pay costs in the case but did not impose fines, allowing the Government to comply with the ruling. A Government spokeswoman said: “The previous difficulties have all now been resolved and work to meet the requirements is under way.”
The European Commission took the case in 2004 after it found Ireland had continued to be in breach of the 1991 directive – despite having had until the end of 2000 to have the proper treatment plants in place.
The Government accepted that in five of the areas it was in breach of EU law, but it said this was because of delays over land acquisition, permits, environmental impact statements and other legal and technical requirements.
The court rejected this defence.
“Member states cannot plead internal circumstances or practical difficulties to justify non-compliance with obligations arising from rules of community law,” yesterday’s judgment noted.
Ireland disputed that it was in breach of the law at Howth, saying the catchment area was not large enough to need the type of sewage treatment plant required under the 1991 directive, since part of the Howth waste was being processed at a different plant.
The court said it was Ireland which initially defined Howth as being large enough to need such a sewage plant. Ireland “has not provided, in the present case, any convincing evidence or argument to justify a finding that the area from which the as yet untreated urban waste water comes should no longer be considered to form part of that agglomeration”, noted the judgment.
Ireland also complained to the court that the commission had changed the complaint it made over the Letterkenny plant, saying initially it did not have a proper sewage treatment plant but then changing tack to say the plant was overloaded. The court also rejected this argument.
A Government statement indicated the Tramore scheme was completed in 2007 while work at Sligo is “substantially complete”.
“Construction is under way on two of the three contracts for the Howth scheme, with the third contract to commence shortly,” it said. Work at Bray/Shanganagh is expected to start this year while the Letterkenny scheme is to go to tender, with construction set to start in about a year’s time.
The EU law was adopted in May 1991 to protect the environment from household and industrial waste water. It sets out different steps for treating sewage based on population and water sensitivity.
Where water is high in nitrogen and/or phosphorous, further steps are needed to treat it.
The Irish Times
www.buckplanning.ie
The State was found to be in breach of a 1991 EU law on urban waste water in: Bray, Co Wicklow; Howth, Co Dublin; Shanganagh, Co Dublin; Letterkenny, Co Donegal; Tramore, Co Waterford, and Sligo.
The court ordered Ireland to pay costs in the case but did not impose fines, allowing the Government to comply with the ruling. A Government spokeswoman said: “The previous difficulties have all now been resolved and work to meet the requirements is under way.”
The European Commission took the case in 2004 after it found Ireland had continued to be in breach of the 1991 directive – despite having had until the end of 2000 to have the proper treatment plants in place.
The Government accepted that in five of the areas it was in breach of EU law, but it said this was because of delays over land acquisition, permits, environmental impact statements and other legal and technical requirements.
The court rejected this defence.
“Member states cannot plead internal circumstances or practical difficulties to justify non-compliance with obligations arising from rules of community law,” yesterday’s judgment noted.
Ireland disputed that it was in breach of the law at Howth, saying the catchment area was not large enough to need the type of sewage treatment plant required under the 1991 directive, since part of the Howth waste was being processed at a different plant.
The court said it was Ireland which initially defined Howth as being large enough to need such a sewage plant. Ireland “has not provided, in the present case, any convincing evidence or argument to justify a finding that the area from which the as yet untreated urban waste water comes should no longer be considered to form part of that agglomeration”, noted the judgment.
Ireland also complained to the court that the commission had changed the complaint it made over the Letterkenny plant, saying initially it did not have a proper sewage treatment plant but then changing tack to say the plant was overloaded. The court also rejected this argument.
A Government statement indicated the Tramore scheme was completed in 2007 while work at Sligo is “substantially complete”.
“Construction is under way on two of the three contracts for the Howth scheme, with the third contract to commence shortly,” it said. Work at Bray/Shanganagh is expected to start this year while the Letterkenny scheme is to go to tender, with construction set to start in about a year’s time.
The EU law was adopted in May 1991 to protect the environment from household and industrial waste water. It sets out different steps for treating sewage based on population and water sensitivity.
Where water is high in nitrogen and/or phosphorous, further steps are needed to treat it.
The Irish Times
www.buckplanning.ie
Metro: by the numbers
30 the number of minutes it is estimated it will take to travel the route.
20 the number of minutes to travel between St Stephen's Green and the airport.
18 the length in kilometres of Metro North, from St Stephen's Green to Belinstown, north of Lissenhall.
17 the number of stops.
10 the number of temporary construction compounds along the route.
5 the number of years it is expected to take to build.
4 the number of minutes between trams at peak times.
3 park-and-ride sites, one each at Belinstown (2,000 spaces), Fosterstown(300 spaces) and Dardistown (300) spaces.
2 the number of minutes between trains that the system can handle.
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20 the number of minutes to travel between St Stephen's Green and the airport.
18 the length in kilometres of Metro North, from St Stephen's Green to Belinstown, north of Lissenhall.
17 the number of stops.
10 the number of temporary construction compounds along the route.
5 the number of years it is expected to take to build.
4 the number of minutes between trams at peak times.
3 park-and-ride sites, one each at Belinstown (2,000 spaces), Fosterstown(300 spaces) and Dardistown (300) spaces.
2 the number of minutes between trains that the system can handle.
The Irish Times
www.buckplanning.ie
Metro work to disrupt two major hospitals
SERIOUS IMPACTS on sensitive equipment at the Rotunda and Mater hospitals, and the possibility that the Mater may have to make alternative arrangements for operations, are among the effects expected from the construction of Metro North, according to an environmental impact statement (EIS) on the project.
Other effects from construction of the underground light railway will include noise and vibrations from blasting and tunnel boring machines, the loss of large areas of public parks and school playgrounds, effects on traffic and disruption to traders.
Some aspects of the five-year construction project would include night work.
Metro North is the proposed 18km rail link which would run from St Stephen's Green in Dublin City Centre to Lissenhall in Swords.
The rail line, about half of which is due to go underground, would serve the areas of Drumcondra, Ballymun and Finglas, as well as Croke Park, Dublin City University and Dublin airport.
The rail line is due to run underground from the city centre to Ballymun and overground from there to Lissenhall.
The likely effects of the construction work are outlined in an EIS to be published next week, prior to the submission by the Railway Procurement Agency of a planning application to An Bord Pleanála.
The statement says that while there would be noise, vibration, traffic, trading and land use disruptions, many of these would be short term.
However, some areas - particularly Ballymun - will be subject to more frequent disturbances, ranging from the loss of front gardens to traffic and trade disruptions. In all cases, mitigation measures are proposed but for the hospitals and some other community facilities the prospects for disruption are stark.
The EIS non-technical summary notes: "Co-ordination with sensitive neighbours such as the Mater and Rotunda hospitals will be an important mitigation measure to prevent interference with sensitive equipment."
Dealing specifically with the Mater, the EIS says: "The Mater hospital may need to make alternative arrangements for the use of some of its equipment for approximately 10 weeks as the tunnel boring machine passes."
The option chosen for a metro stop at Drumcondra will require the demolition of St Vincent's Centre for the Deaf and a number of private properties.
The EIS also notes that part of the gardens of the Rotunda Hospital will be required for a works compound, as will part of the Garden of Remembrance at Parnell square.
The amount of land required from St Stephen's Green for a works compound will be restricted to 20 per cent, although the EIS also notes that some features, such as entrance booths and signage, will be permanent alterations.
Other land required for up to five years during construction includes part of Our Lady of Victories school in Ballymun, two areas for compounds along Ballymun road and the garden of Our Lady of Victories church.
In Albert College Park, two compounds will be established on land amounting to 4.7 hectares (about 12 acres). A minimum amount of land is required for the Griffith Avenue stop, but an "intervention shaft" to be located on the playground of nearby St Patrick's boys national school will require the school to be provided with an alternative playground.
The EIS notes "both the Drumcondra stop and the Mater stop will result in permanent land take". It also acknowledges "potential for widespread noise impacts during construction".
The Irish Times
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Other effects from construction of the underground light railway will include noise and vibrations from blasting and tunnel boring machines, the loss of large areas of public parks and school playgrounds, effects on traffic and disruption to traders.
Some aspects of the five-year construction project would include night work.
Metro North is the proposed 18km rail link which would run from St Stephen's Green in Dublin City Centre to Lissenhall in Swords.
The rail line, about half of which is due to go underground, would serve the areas of Drumcondra, Ballymun and Finglas, as well as Croke Park, Dublin City University and Dublin airport.
The rail line is due to run underground from the city centre to Ballymun and overground from there to Lissenhall.
The likely effects of the construction work are outlined in an EIS to be published next week, prior to the submission by the Railway Procurement Agency of a planning application to An Bord Pleanála.
The statement says that while there would be noise, vibration, traffic, trading and land use disruptions, many of these would be short term.
However, some areas - particularly Ballymun - will be subject to more frequent disturbances, ranging from the loss of front gardens to traffic and trade disruptions. In all cases, mitigation measures are proposed but for the hospitals and some other community facilities the prospects for disruption are stark.
The EIS non-technical summary notes: "Co-ordination with sensitive neighbours such as the Mater and Rotunda hospitals will be an important mitigation measure to prevent interference with sensitive equipment."
Dealing specifically with the Mater, the EIS says: "The Mater hospital may need to make alternative arrangements for the use of some of its equipment for approximately 10 weeks as the tunnel boring machine passes."
The option chosen for a metro stop at Drumcondra will require the demolition of St Vincent's Centre for the Deaf and a number of private properties.
The EIS also notes that part of the gardens of the Rotunda Hospital will be required for a works compound, as will part of the Garden of Remembrance at Parnell square.
The amount of land required from St Stephen's Green for a works compound will be restricted to 20 per cent, although the EIS also notes that some features, such as entrance booths and signage, will be permanent alterations.
Other land required for up to five years during construction includes part of Our Lady of Victories school in Ballymun, two areas for compounds along Ballymun road and the garden of Our Lady of Victories church.
In Albert College Park, two compounds will be established on land amounting to 4.7 hectares (about 12 acres). A minimum amount of land is required for the Griffith Avenue stop, but an "intervention shaft" to be located on the playground of nearby St Patrick's boys national school will require the school to be provided with an alternative playground.
The EIS notes "both the Drumcondra stop and the Mater stop will result in permanent land take". It also acknowledges "potential for widespread noise impacts during construction".
The Irish Times
www.buckplanning.ie
Report shows Haulbowline site is safe - Gormley
Minister for the Environment John Gormley has released preliminary results of a study into hazardous waste at the former Irish Steel plan in Haulbowline, Co Cork which show it does not appear to pose a threat to public health.
Mr Gormley stressed that the report by consultants White Young Green was still to be fully completed and they were still awaiting some test results but all the indications so far suggest the site does not pose a major health risk.
Mr Gormley defended his record on the controversy during an exchange at Cobh Town Council Chambers with former Labour East TD Cllr John Mulvahill Senior, who said Mr Gormley’s handling of the controversy was “a disgrace” because of his failure to meet public reps last June
White Young Green director Kevin Cleary said initial test results taken at various locations around the Haulbowline site did not show any levels of Chromium 6 following fears that the carcinogen had been uncovered on the site.
Mr Gormley said he was awaiting the completion of the full report from White Young Green later this month before presenting it to cabinet where he was keen to seek support for a clean-up and remediation of the former steel plant which closed in 2001
Minister for Defence Willie O’Dea said yesterday a report on the environmental impact of pollution on the neighbouring Naval Service base at Haulbowline had found that there is “no unacceptable risk” to health.
Mr O’Dea confirmed his department had received a report from consultants RPS on Wednesday and while his officials were still studying it in detail, the main finding was that there is no significant risk to the health of staff at the naval base.
Last July, as details emerged of a possible high level of heavy metal pollutants in slagheaps at the plant, the Naval Service closed off a football pitch used by sailors near the former Irish Steel plant.
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Mr Gormley stressed that the report by consultants White Young Green was still to be fully completed and they were still awaiting some test results but all the indications so far suggest the site does not pose a major health risk.
Mr Gormley defended his record on the controversy during an exchange at Cobh Town Council Chambers with former Labour East TD Cllr John Mulvahill Senior, who said Mr Gormley’s handling of the controversy was “a disgrace” because of his failure to meet public reps last June
White Young Green director Kevin Cleary said initial test results taken at various locations around the Haulbowline site did not show any levels of Chromium 6 following fears that the carcinogen had been uncovered on the site.
Mr Gormley said he was awaiting the completion of the full report from White Young Green later this month before presenting it to cabinet where he was keen to seek support for a clean-up and remediation of the former steel plant which closed in 2001
Minister for Defence Willie O’Dea said yesterday a report on the environmental impact of pollution on the neighbouring Naval Service base at Haulbowline had found that there is “no unacceptable risk” to health.
Mr O’Dea confirmed his department had received a report from consultants RPS on Wednesday and while his officials were still studying it in detail, the main finding was that there is no significant risk to the health of staff at the naval base.
Last July, as details emerged of a possible high level of heavy metal pollutants in slagheaps at the plant, the Naval Service closed off a football pitch used by sailors near the former Irish Steel plant.
Irishtimes.com
www.buckplanning.ie
Ballsbridge development will be 'half-built disaster'
Developer Seán Dunne’s high rise scheme for Ballsbridge will be a half-built eyesore that will be “a development disaster for years to come”, An Bord Pleanála has heard.
Patrick Dowling, a local resident and a banker, told the public hearing on the proposed development that, in his professional opinion, in the current economic climate, no bank or syndicate of banks would be capable of financing the whole project.
The scheme could only be financed and built on a piecemeal basis, he said. “This gives rise to my gravest concern that for years the site will only partially be developed and half-built and so will become the largest construction eyesore in the country”
One side of Landsdowne Road would have a “sparkling” new stadium while the other would be a “development disaster for years to come” he told the hearing.
Mr Dunne's plans to build a high-rise complex, including a 37-storey tower, on the site of the former Jurys and Berkeley Court hotels in Ballsbridge, Dublin.
The planning board received a record 127 appeals in relation to the planning application. While several local residents and residents' groups have opposed the development, 87 of the appeals are in favour of the development.
Dublin City Council granted permission last March for the bulk of the development, but rejected the 37-storey building on the grounds of excessive height.
Irishtimes.com
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Patrick Dowling, a local resident and a banker, told the public hearing on the proposed development that, in his professional opinion, in the current economic climate, no bank or syndicate of banks would be capable of financing the whole project.
The scheme could only be financed and built on a piecemeal basis, he said. “This gives rise to my gravest concern that for years the site will only partially be developed and half-built and so will become the largest construction eyesore in the country”
One side of Landsdowne Road would have a “sparkling” new stadium while the other would be a “development disaster for years to come” he told the hearing.
Mr Dunne's plans to build a high-rise complex, including a 37-storey tower, on the site of the former Jurys and Berkeley Court hotels in Ballsbridge, Dublin.
The planning board received a record 127 appeals in relation to the planning application. While several local residents and residents' groups have opposed the development, 87 of the appeals are in favour of the development.
Dublin City Council granted permission last March for the bulk of the development, but rejected the 37-storey building on the grounds of excessive height.
Irishtimes.com
www.buckplanning.ie
Cliffs of Moher viewing tower to be restored
Hundreds of thousands of euro has been earmarked for the restoration of the iconic O’Brien’s Tower, the highest point looking out over the Cliffs of Moher, it was revealed today.
Millions of tourists flock to the Co Clare tower’s viewing platform for panoramic views of the surrounding countryside, Galway Bay, the Aran Islands and, on a clear day, as far south as the Kerry Mountains.
Works to be carried out over the coming weeks include re-pointing, dry-lining, and structural repairs, as well as replacement of the interior staircases and fittings.
The mayor of Clare, Madeleine Taylor-Quinn, said the completed restoration would encourage even more people to visit.
“O’Brien’s Tower is not just a county landmark, with great historical significance, but also a place to which many throughout Ireland and the world have fond and warm attachment,” she said.
The tower, built by local landlord Cornelius O’Brien in 1835, has been closed since construction began on the €31.5 million visitor centre and is due to reopen for the 2009 season.
The tower is also a popular spot for locals hoping to catch a glimpse of one of the world’s biggest waves, known as Aill Na Searrach - Aileen's - which reaches 60ft several times a year and has been ridden by surfers.
Irisbh Times
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Millions of tourists flock to the Co Clare tower’s viewing platform for panoramic views of the surrounding countryside, Galway Bay, the Aran Islands and, on a clear day, as far south as the Kerry Mountains.
Works to be carried out over the coming weeks include re-pointing, dry-lining, and structural repairs, as well as replacement of the interior staircases and fittings.
The mayor of Clare, Madeleine Taylor-Quinn, said the completed restoration would encourage even more people to visit.
“O’Brien’s Tower is not just a county landmark, with great historical significance, but also a place to which many throughout Ireland and the world have fond and warm attachment,” she said.
The tower, built by local landlord Cornelius O’Brien in 1835, has been closed since construction began on the €31.5 million visitor centre and is due to reopen for the 2009 season.
The tower is also a popular spot for locals hoping to catch a glimpse of one of the world’s biggest waves, known as Aill Na Searrach - Aileen's - which reaches 60ft several times a year and has been ridden by surfers.
Irisbh Times
www.buckplanning.ie
Thursday, 11 September 2008
It's Dunne versus Desmond
THE "Battle of Ballsbridge" steps up a gear today when property developer Sean Dunne squares off with financier Dermot Desmond in an attempt to see his €1bn dream development become a reality.
Mr Desmond has slammed a number of developers planning to build high-rise developments in Dublin city, accusing them of being motivated by the maximisation of profits.
Mr Dunne paid a record €380m for the seven-acre Jurys/Berkeley Court site in the heart of Ballsbridge in 2005 and has ambitious plans for it -- including a hotel, shopping centre, 294 apartments, office space, an embassy building and a cultural centre.
His plans for a 37-storey tower have already been rejected. However, he is asking An Bord Pleanala to reinstate it.
Mr Desmond is unlikely to appear in person at the public hearing in Croke Park today, but his legal representative is due to call four witnesses who will support his opposition to the development.
Yesterday a number of opponents to the development told the hearing that they had been "physically intimidated" when they tried to voice their objections at a public meeting in the RDS in September last year.
Paul White, a property investor and resident of Wellington Road, claimed the gathering descended into "mob rule" and that he was "surrounded by a group of young thugs" supporting the development who began chanting in order to drown out other speakers.
Intimidated
Earlier, Dublin City Councillor Paddy McCartan, who was making an observer submission on behalf of his Fine Gael colleague, deputy Lucinda Creighton, said a number of people felt "physically intimidated by the threatening behaviour of Mr Dunne's supporters on that night".
A barrister for Mr Dunne described the allegations as "outrageous" and "completely untrue" and asked Insp Tom Rabbette to strike them from the record.
"[This] can only be seen as an orchestrated attempt to damage the credibility, good name and reputation of Mr Dunne and the applicants," he added.
"It is defamatory and amounts to an injurious falsehood."
In his submission, Mr McCartan said many of the 90 third-party supporters to the development had professional, financial or familial connections with the applicants.
"This does not affect their right to submit their opinion, but it would have been a lot more honest if they had been open about any such connections with Mr Sean Dunne or his companies," he added.
He pointed out that Ms Creighton, who had organised the meeting with Mr McCartan, had described the gathering on her website as seeing "a lively debate" in which "all those present got to put forward and debate their views".
Meanwhile, an expert witness appearing for local residents told how existing homes surrounding the development would be "drowned" in shadow, with residents on Lansdowne Road and Shelbourne Road the worst affected.
Paul Kenny, from the School or Architecture at University College Dublin, said that the lack of sunlight in the pedestrian areas within the development, combined with excessively high wind speeds around the high-rise buildings, would make the spaces "quite uncomfortable for the vast majority of the year".
He added the scheme was poorly designed for residents paying €1m for an apartment.
The hearing continues.
From Herald.ie: Planners hear of terrorist threat fear to Sean Dunne's Dublin 4 tower.
Breda Heffernan
Irish Independent
www.buckplanning.ie
Mr Desmond has slammed a number of developers planning to build high-rise developments in Dublin city, accusing them of being motivated by the maximisation of profits.
Mr Dunne paid a record €380m for the seven-acre Jurys/Berkeley Court site in the heart of Ballsbridge in 2005 and has ambitious plans for it -- including a hotel, shopping centre, 294 apartments, office space, an embassy building and a cultural centre.
His plans for a 37-storey tower have already been rejected. However, he is asking An Bord Pleanala to reinstate it.
Mr Desmond is unlikely to appear in person at the public hearing in Croke Park today, but his legal representative is due to call four witnesses who will support his opposition to the development.
Yesterday a number of opponents to the development told the hearing that they had been "physically intimidated" when they tried to voice their objections at a public meeting in the RDS in September last year.
Paul White, a property investor and resident of Wellington Road, claimed the gathering descended into "mob rule" and that he was "surrounded by a group of young thugs" supporting the development who began chanting in order to drown out other speakers.
Intimidated
Earlier, Dublin City Councillor Paddy McCartan, who was making an observer submission on behalf of his Fine Gael colleague, deputy Lucinda Creighton, said a number of people felt "physically intimidated by the threatening behaviour of Mr Dunne's supporters on that night".
A barrister for Mr Dunne described the allegations as "outrageous" and "completely untrue" and asked Insp Tom Rabbette to strike them from the record.
"[This] can only be seen as an orchestrated attempt to damage the credibility, good name and reputation of Mr Dunne and the applicants," he added.
"It is defamatory and amounts to an injurious falsehood."
In his submission, Mr McCartan said many of the 90 third-party supporters to the development had professional, financial or familial connections with the applicants.
"This does not affect their right to submit their opinion, but it would have been a lot more honest if they had been open about any such connections with Mr Sean Dunne or his companies," he added.
He pointed out that Ms Creighton, who had organised the meeting with Mr McCartan, had described the gathering on her website as seeing "a lively debate" in which "all those present got to put forward and debate their views".
Meanwhile, an expert witness appearing for local residents told how existing homes surrounding the development would be "drowned" in shadow, with residents on Lansdowne Road and Shelbourne Road the worst affected.
Paul Kenny, from the School or Architecture at University College Dublin, said that the lack of sunlight in the pedestrian areas within the development, combined with excessively high wind speeds around the high-rise buildings, would make the spaces "quite uncomfortable for the vast majority of the year".
He added the scheme was poorly designed for residents paying €1m for an apartment.
The hearing continues.
From Herald.ie: Planners hear of terrorist threat fear to Sean Dunne's Dublin 4 tower.
Breda Heffernan
Irish Independent
www.buckplanning.ie
New blow to Shell as ship halts pipeline operation
The world's largest pipe-laying ship finally arrived to begin work on the Corrib gasline yesterday -- but left within hours after developing "technical problems".
Shell E&P Ireland immediately dismissed rumours that the master of the 'Solitaire' left Broadhaven Bay, Co Mayo, "on conscience grounds".
Shortly before noon yesterday, Shell announced that the 300m-long Solitare had developed technical problems an hour before it was due to begin laying pipes. This was less than 24 hours after it left Killybegs, Co Donegal -- where it had been waiting in port for several weeks.
"This morning during weather-sensitive preparatory works for the laying of the offshore Corrib gas pipeline, the end section of the Solitaire's pipe delivery equipment was damaged," said a Shell spokesman.
He added that the pipelaying programme would be suspended until a full assessment of damages was conducted and that, in the interim, the 'Solitaire' would return to Killybegs or another suitable harbour.
Later, John Egan, of Shell, said the suspension of the 'Solitaire' work was not because the master of the ship, Simon van der Plicht, did not want to be involved in work where a woman could lose her life while on a hunger strike.
"I can say this had absolutely nothing to do with the protest or the actions of protesters," said Mr Egan.
Declining to comment on Maura Harrington's hunger strike, he said the project had not been impeded by protests all over the summer.
Long-time anti-Corrib gas activist, Ms Harrington, who turns 55 next Monday, spent her second night on hunger strike in her car at the scene last night.
Dramatic
Her dramatic actions were from "a deep sense of commitment to place and country", she said.
"Our politicians have stood by and allowed our natural resources to be ripped off by billions of euro," she added.
Ms Harrington insisted she would only finish her hunger strike on confirmation that the 'Solitaire' has left Irish waters, or upon her death.
Five people arrested after a protest on the road leading to the Corrib gas pipeline landfall site in Co Mayo earlier yesterday were still being held last night.
The three men and two women, who are being held at Belmullet garda station, were arrested for alleged public order offences.
Aine Ryan
Irish Independent
www.buckplanning.ie
Shell E&P Ireland immediately dismissed rumours that the master of the 'Solitaire' left Broadhaven Bay, Co Mayo, "on conscience grounds".
Shortly before noon yesterday, Shell announced that the 300m-long Solitare had developed technical problems an hour before it was due to begin laying pipes. This was less than 24 hours after it left Killybegs, Co Donegal -- where it had been waiting in port for several weeks.
"This morning during weather-sensitive preparatory works for the laying of the offshore Corrib gas pipeline, the end section of the Solitaire's pipe delivery equipment was damaged," said a Shell spokesman.
He added that the pipelaying programme would be suspended until a full assessment of damages was conducted and that, in the interim, the 'Solitaire' would return to Killybegs or another suitable harbour.
Later, John Egan, of Shell, said the suspension of the 'Solitaire' work was not because the master of the ship, Simon van der Plicht, did not want to be involved in work where a woman could lose her life while on a hunger strike.
"I can say this had absolutely nothing to do with the protest or the actions of protesters," said Mr Egan.
Declining to comment on Maura Harrington's hunger strike, he said the project had not been impeded by protests all over the summer.
Long-time anti-Corrib gas activist, Ms Harrington, who turns 55 next Monday, spent her second night on hunger strike in her car at the scene last night.
Dramatic
Her dramatic actions were from "a deep sense of commitment to place and country", she said.
"Our politicians have stood by and allowed our natural resources to be ripped off by billions of euro," she added.
Ms Harrington insisted she would only finish her hunger strike on confirmation that the 'Solitaire' has left Irish waters, or upon her death.
Five people arrested after a protest on the road leading to the Corrib gas pipeline landfall site in Co Mayo earlier yesterday were still being held last night.
The three men and two women, who are being held at Belmullet garda station, were arrested for alleged public order offences.
Aine Ryan
Irish Independent
www.buckplanning.ie
Do grocery planning laws cost consumers?
A report by the Competition Authority said the retail planning system makes it difficult for new retailers to enter the market and for existing retailers to expand.
The report, based on the experience of the seven largest grocery retailers in Ireland from 2001 to 2007, said the planning system influences the type of retailers that trade in Ireland, where they locate, what they offer consumers and the prices that consumers pay.
Chairperson Bill Prasifka said: “The retail planning system limits competition among grocery retailers and as a result consumers are not getting the best possible choice or value for money.”
The authority said Ireland does not have any large scale grocery outlets or low cost grocery retailers that exist in other European countries as a result of these restrictions.
Discount retailers face more stringent limitations on size than other retailers resulting in less shelf space and less competition.
Following the Government’s decision to abolish the Groceries Order in March 2006, the authority was asked to review the structure of the grocery trade. The report recommends the removal of caps on grocery retail space and an end to the discrimination against discount retailers.
Musgrave group, the owners of the Centra and Super Valu brands, said yesterday it has serious concerns regarding the report.
It believes the grocery market is highly competitive and rejects the report’s conclusion that the planning guidelines restrict consumer choice and value for money.
“The report only evaluates part of the grocery market namely the seven largest retailers and takes no account of the choice provided by smaller shops in towns and villages around Ireland, which constitute almost a third of the grocery market,” it stated.
Environment Minister John Gormley, meanwhile, said he intends to initiate a review of the retail planning guidelines next year.
The report says 220 supermarkets opened since 2001 and floorspace has increased by 77%. Of 311 planning applications it studied, 70 were unsuccessful.
It said Lidl, Aldi and Dunnes Stores have been the most active in opening new outlets while Tesco, Dunnes Stores and Lidl have been most active in adding floorspace.
Irish Examiner
www.buckplanning.ie
The report, based on the experience of the seven largest grocery retailers in Ireland from 2001 to 2007, said the planning system influences the type of retailers that trade in Ireland, where they locate, what they offer consumers and the prices that consumers pay.
Chairperson Bill Prasifka said: “The retail planning system limits competition among grocery retailers and as a result consumers are not getting the best possible choice or value for money.”
The authority said Ireland does not have any large scale grocery outlets or low cost grocery retailers that exist in other European countries as a result of these restrictions.
Discount retailers face more stringent limitations on size than other retailers resulting in less shelf space and less competition.
Following the Government’s decision to abolish the Groceries Order in March 2006, the authority was asked to review the structure of the grocery trade. The report recommends the removal of caps on grocery retail space and an end to the discrimination against discount retailers.
Musgrave group, the owners of the Centra and Super Valu brands, said yesterday it has serious concerns regarding the report.
It believes the grocery market is highly competitive and rejects the report’s conclusion that the planning guidelines restrict consumer choice and value for money.
“The report only evaluates part of the grocery market namely the seven largest retailers and takes no account of the choice provided by smaller shops in towns and villages around Ireland, which constitute almost a third of the grocery market,” it stated.
Environment Minister John Gormley, meanwhile, said he intends to initiate a review of the retail planning guidelines next year.
The report says 220 supermarkets opened since 2001 and floorspace has increased by 77%. Of 311 planning applications it studied, 70 were unsuccessful.
It said Lidl, Aldi and Dunnes Stores have been the most active in opening new outlets while Tesco, Dunnes Stores and Lidl have been most active in adding floorspace.
Irish Examiner
www.buckplanning.ie
Planning & Development
An Bord Pleanala
APPEALS
Location: River House, 21-25 Chancery Street, Dublin 7. Proposed Development: erect new office building ranging from seven to 11 storeys with 21 parking spaces and site works. Applicant: Linders of Smithfield Limited. Appellant(s): Bill Duggan.
Location: Greenside House (numbers 45, 46, 47), Cuffe Street, Dublin 2. Proposed Development: demolish existing five-storey office building for a part seven and part five-storey over basement with retail use at ground level and office accommodation and six upper levels. Applicant: Frederick Music Limited. Appellant(s): Karen Plunkett and Others.
Location: lands at Leeson Lane and Quinns Lane, Dublin 2. Proposed Development: erect a 290-room hotel and relocation within the site of former dispensing building and all site works. Applicant: Holbeing Developments Limited. Appellant(s): T N Kelly.
Location: Blackrock Town Hall, Carnegie Library and Dún Laoghaire VEC, Newtown Avenue, Blackrock, Co Dublin. Proposed Development: refurbishment, alteration and extension to buildings. Applicant: Dún Laoghaire VEC. Appellant(s): Victor Boyhan, Idrone Terrace Residents Association, An Taisce.
DECISION TO GRANT
Location: Phoenix Park House, 38-39 Parkgate Street (protected structures), Dublin 8 and 35-38 Infirmary Road, Dublin 7. Proposed Development: change of use from existing guest house to hotel with associated site works. Applicant: Joe and Mary Smith (with revised conditions).
Location: Carrickphierish Road, Bawndan, Gracedieu, Waterford. Proposed Development: mixed-use retail/residential development including 129 residential units, medical centre, leisure centre, two additional public road and all associated site works. Applicant: William Neville and Sons Construction Limited (with conditions).
Location: Shamrock Lodge Hotel, Clonown Road, Bellaugh, Athlone, Co Westmeath. Proposed Development: construct an extension to existing hotel and the construction of 142 dwelling units with all site works. Applicant: Patrick McCaul (with conditions).
DECISION TO REFUSE
Location: 247-255 Richmond Road including ERGO Headquarters at 251-255, 1-3 Richmond Avenue, Fairview, Dublin 3. Proposed Development: demolish building for a mixed use development consisting of 55 duplex units, commercial spaces and associated site works. Applicant: The Richmond Partnership.
Location: Glenamuck, Dublin 18. Proposed Development: demolish two dwellings - Greenmount and Dún Oir - for 250 residential units with creche and associated works.. Applicant: MCM Partnership.
Location: Prospect Lodge, Gracedieu Road, Waterford. Proposed Development: Construct 89 houses, 17 apartments, vehicular access and all site works. (This development is within the curtilage of a protected structure). Applicant: Dermot Fitzpatrick.
South Dublin
APPLICATION
Location: site located at Cookstown Estate Road, Cookstown, Tallaght, Dublin 24. Proposed Development: demolish existing office block for a part four-storey mixed use development made up of two retail units at ground floor, three office units at ground floor, five office units spread between first, second and penthouse levels,surface car parking, landscaping and site works. Applicant: Paula OBrien.
Dun Laoghaire Rathdown
APPLICATIONS
Location: Stillorgan Shopping Centre, Stillorgan, Co Dublin. Proposed Development: demolish a number of existing units and the construction of new units. The development will consist of the demolition of numbers 10, 11, 12/13 and 14 at ground floor level and units 1,J, K/L/M and 12/13 at first floor level and the construction of three new retail units each of which will be 174.5sq m (1,878sq ft) at ground floor level and three at first floor level. The development will also consist of the demolition of number 15, 15a, the crèche, toilet facilities and other ancillary spaces at ground floor level and a unit at first floor level; the construction of two new units at ground floor level for use as retail and coffee shop and one unit for use as a beauty salon, crèche and ancillary space at first floor level. Applicant: Myrmidon Limited.
Location: Stillorgan Shopping Centre, Stillorgan, Co Dublin. Proposed Development: demolish a number of existing units and the construction of new units to consist of the demolition of numbers 2, 3/4, 5, 6, E, F and a section of corridor at first floor level and the construction of three new retail units and a section of corridor at first floor level. Applicant: Myrmidon Limited..
Location: Stillorgan Shopping Centre, Stillorgan, Co Dublin. Proposed Development: demolish numbers 43, 44/45 and 45a/45b and the construction of two new retail units; numbers 46 and 50 and construct two new retail units; numbers 51/52, 53/54 and 55 and the construction of two new units. Applicant: Myrmidon Limited.
Location: Stillorgan Shopping Centre, Stillorgan, Co Dublin. Proposed Development: demolish numbers 27/28 and part of unit 29-33 for three new retail units; numbers 35/36, 39 and 41 and the construction of three new retail units. Applicant: Myrmidon Limited.
Location: Stillorgan Shopping Centre, Stillorgan, Co Dublin. Proposed Development: demolish numbers 22 and 60 for a new retail unit; numbers 24 and 25 and construct a new retail unit; numbers 57/59 and construct a new retail unit. Applicant: Myrmidon Limited.
DECISION TO GRANT
Location: Vallombrosa St Annes and site bounded generally by the County Brook Stream to the South, Love Lane to the North and East, the M11 to the West, Love Lane, Bray, Co Wicklow. Proposed Development: demolish two dwellings and associated out buildings (one dwelling located in the former grounds of Vallombrosa, Love Lane, Bray, Co Wicklow and one dwelling at St Annes Love Lane, Bray, Co Wicklow) and erect 96 dwelling units (18 one-bed, 48 two-bed and 30 three-bed units) in 10 blocks as follows: 60 units in a four storey building; eight units in a three-storey duplex building; eight units in a three and four-storey duplex building; eight units in a three and four-storey duplex building; 12 units in a three and four-storey duplex building. Provision of 150 car-parking spaces, site development and landscaping works. Applicant: George Wilkin.
Dublin City Council
APPLICATIONS
Location: The Star Bingo Hall, at the junction of Crumlin Road, Kildare Road and St Mary's Road. The site includes 391 Kildare Road and backs onto Pearse Memorial Park, Crumlin, Dublin 12. Proposed Development: demolish existing hall and erect three buildings (Blocks A, B C). Block A will have two neighbourhood retail units, a medical centre and six apartments (two one-bed and four two-bed). Block B will contain 18 apartments comprising four one-bed, eight two-bed and six three-bed units and Block C will have 25 apartments made up of three one-bed, 19 two-bed and three three-bed units. Provision of 90 underground car-parking spaces and all site works. Applicant: Nimbin Limited.
Location: former Lighting Electrical Distribution Group Limited Factory complex between 15 17 Moran Road, Walkinstown, Dublin 12. Proposed Development: redevelopment of the former factory complex to consist of the demolition of existing buildings and structures and the construction of 34 residential apartments (three one-bed, three two-bed and 11 two-bed duplex units, 17 three-bed duplex units) in three part three-storey and part four-storey blocks. Provision of 56 car-parking spaces, landscaping and site development works. Applicant: M J Wallace Limited.
Location: Hanbury Court Apartments, Hanbury Lane, Dublin 8. Proposed Development: demolish apartment building for a five-storey building consisting of basement with seven car-parking spaces, 13 apartments comprising four one-bed units, seven two-bed units and two three-bed units and all site works. Applicant: Hanberry Developments Limited.
Location: 126 Leinster Road, Rathmines, Dublin 6 (between Effra House and 29 Grosvenor Place. Proposed Development: erect 21 residential units in four blocks - blocks A, B,C D. Block A will be two storeys and will have two three-bed mews dwellings and three three-bed duplex units; block B will be three storeys and will consist of three one-bed units and three three-bed duplex units; block C will be two storeys and will have four three-bed units and four two-bed units and block D will also be two storeys with two three-bed units. Provision of 35 car-parking spaces at basement level, associated landscaping and site development works. The development will include restoration of the front and rear gardens and demolition and reconstruction of the rear boundary wall at 126 Leinster Road (protected structure). Applicant: Paul Dufficy.
DECISION TO GRANT
Location: the rear of 19-22 Aungier Street, Dublin 2 and bounded by Aungier Street. The unnamed lane adjacent to Glovers Court and Bow Lane East, Dublin 2 (protected structure). Proposed Development: demolish all existing warehouse buildings (except for one gable wall on the south-west corner which is to be retained and incorporated into the overall development) currently used as depot garage; the construction of a new nine-storey hotel building comprising 232 en suite bedrooms, reception area, foyer, licensed restaurant/bar. Applicant: Fanagan Funeral Directors and Robert Lyne.
DECISION TO REFUSE
Location: 12 Wexford Street and site behind at Protestant Row, Dublin 2. Proposed Development: demolish buildings and outbuildings for a mixed use development to include replacement of retail unit on ground floor of 12 Wexford Street and 13 residential apartments. Applicant: Declan Gleeson and Colm Carvill.
Fingal
APPLICATION
Location: Rush Lusk Railway Station, Efflestown, Rush, Fingal, Co Dublin. Proposed Development: demolish dwelling and construct 152 additional car-parking spaces and four additional assessable parking spaces; revised site layout to the previously approved planning application F07A/1115 and associated site works. Applicant: Iarnród Eireann.
DECISION TO GRANT
Location: Radisson SAS Hotel, East Link Road, Collinstown, Dublin Airport, Co Dublin. Proposed Development: permission for a period of seven years to consist of: (1) the provisio of a new eight-storey hotel facility consisting of a restaurant; residents' lounge, a foyer/reception area, administration and staff rooms at ground floor level; the main entrance to the hotel will be from the east elevation; 168 suites from first floor level to seventh floor level; housekeeping room, laundry room and a "comms" room from first floor level to seventh floor level; 103 basement car-parking spaces. The overall parapet height of the proposed new hotel will be 28.2 metres above ground floor level. (2) Modifications and an extension to the existing hotel which currently consists of a six-storey building with a single-storey conference centre; 230 suites; 306 car-parking spaces. The proposed extension will require the demolition of part of the existing conference and function area at ground floor level and also of nine suites from first floor level to fifth floor level. The proposed six-storey extension to the east and west elevation will consist of 155 suites from first floor level to fourth floor level; additional function/meeting rooms; an extension to the existing restaurant; a new bar/lounge area at ground floor level; a business lounge/bar at fifth floor; fitness suite at basement level; 120 basement car-parking spaces; associated landscaping and site development works. Applicant: CG Hotels Dublin Airport Limited.
The Irish Times
www.buckplanning.ie
APPEALS
Location: River House, 21-25 Chancery Street, Dublin 7. Proposed Development: erect new office building ranging from seven to 11 storeys with 21 parking spaces and site works. Applicant: Linders of Smithfield Limited. Appellant(s): Bill Duggan.
Location: Greenside House (numbers 45, 46, 47), Cuffe Street, Dublin 2. Proposed Development: demolish existing five-storey office building for a part seven and part five-storey over basement with retail use at ground level and office accommodation and six upper levels. Applicant: Frederick Music Limited. Appellant(s): Karen Plunkett and Others.
Location: lands at Leeson Lane and Quinns Lane, Dublin 2. Proposed Development: erect a 290-room hotel and relocation within the site of former dispensing building and all site works. Applicant: Holbeing Developments Limited. Appellant(s): T N Kelly.
Location: Blackrock Town Hall, Carnegie Library and Dún Laoghaire VEC, Newtown Avenue, Blackrock, Co Dublin. Proposed Development: refurbishment, alteration and extension to buildings. Applicant: Dún Laoghaire VEC. Appellant(s): Victor Boyhan, Idrone Terrace Residents Association, An Taisce.
DECISION TO GRANT
Location: Phoenix Park House, 38-39 Parkgate Street (protected structures), Dublin 8 and 35-38 Infirmary Road, Dublin 7. Proposed Development: change of use from existing guest house to hotel with associated site works. Applicant: Joe and Mary Smith (with revised conditions).
Location: Carrickphierish Road, Bawndan, Gracedieu, Waterford. Proposed Development: mixed-use retail/residential development including 129 residential units, medical centre, leisure centre, two additional public road and all associated site works. Applicant: William Neville and Sons Construction Limited (with conditions).
Location: Shamrock Lodge Hotel, Clonown Road, Bellaugh, Athlone, Co Westmeath. Proposed Development: construct an extension to existing hotel and the construction of 142 dwelling units with all site works. Applicant: Patrick McCaul (with conditions).
DECISION TO REFUSE
Location: 247-255 Richmond Road including ERGO Headquarters at 251-255, 1-3 Richmond Avenue, Fairview, Dublin 3. Proposed Development: demolish building for a mixed use development consisting of 55 duplex units, commercial spaces and associated site works. Applicant: The Richmond Partnership.
Location: Glenamuck, Dublin 18. Proposed Development: demolish two dwellings - Greenmount and Dún Oir - for 250 residential units with creche and associated works.. Applicant: MCM Partnership.
Location: Prospect Lodge, Gracedieu Road, Waterford. Proposed Development: Construct 89 houses, 17 apartments, vehicular access and all site works. (This development is within the curtilage of a protected structure). Applicant: Dermot Fitzpatrick.
South Dublin
APPLICATION
Location: site located at Cookstown Estate Road, Cookstown, Tallaght, Dublin 24. Proposed Development: demolish existing office block for a part four-storey mixed use development made up of two retail units at ground floor, three office units at ground floor, five office units spread between first, second and penthouse levels,surface car parking, landscaping and site works. Applicant: Paula OBrien.
Dun Laoghaire Rathdown
APPLICATIONS
Location: Stillorgan Shopping Centre, Stillorgan, Co Dublin. Proposed Development: demolish a number of existing units and the construction of new units. The development will consist of the demolition of numbers 10, 11, 12/13 and 14 at ground floor level and units 1,J, K/L/M and 12/13 at first floor level and the construction of three new retail units each of which will be 174.5sq m (1,878sq ft) at ground floor level and three at first floor level. The development will also consist of the demolition of number 15, 15a, the crèche, toilet facilities and other ancillary spaces at ground floor level and a unit at first floor level; the construction of two new units at ground floor level for use as retail and coffee shop and one unit for use as a beauty salon, crèche and ancillary space at first floor level. Applicant: Myrmidon Limited.
Location: Stillorgan Shopping Centre, Stillorgan, Co Dublin. Proposed Development: demolish a number of existing units and the construction of new units to consist of the demolition of numbers 2, 3/4, 5, 6, E, F and a section of corridor at first floor level and the construction of three new retail units and a section of corridor at first floor level. Applicant: Myrmidon Limited..
Location: Stillorgan Shopping Centre, Stillorgan, Co Dublin. Proposed Development: demolish numbers 43, 44/45 and 45a/45b and the construction of two new retail units; numbers 46 and 50 and construct two new retail units; numbers 51/52, 53/54 and 55 and the construction of two new units. Applicant: Myrmidon Limited.
Location: Stillorgan Shopping Centre, Stillorgan, Co Dublin. Proposed Development: demolish numbers 27/28 and part of unit 29-33 for three new retail units; numbers 35/36, 39 and 41 and the construction of three new retail units. Applicant: Myrmidon Limited.
Location: Stillorgan Shopping Centre, Stillorgan, Co Dublin. Proposed Development: demolish numbers 22 and 60 for a new retail unit; numbers 24 and 25 and construct a new retail unit; numbers 57/59 and construct a new retail unit. Applicant: Myrmidon Limited.
DECISION TO GRANT
Location: Vallombrosa St Annes and site bounded generally by the County Brook Stream to the South, Love Lane to the North and East, the M11 to the West, Love Lane, Bray, Co Wicklow. Proposed Development: demolish two dwellings and associated out buildings (one dwelling located in the former grounds of Vallombrosa, Love Lane, Bray, Co Wicklow and one dwelling at St Annes Love Lane, Bray, Co Wicklow) and erect 96 dwelling units (18 one-bed, 48 two-bed and 30 three-bed units) in 10 blocks as follows: 60 units in a four storey building; eight units in a three-storey duplex building; eight units in a three and four-storey duplex building; eight units in a three and four-storey duplex building; 12 units in a three and four-storey duplex building. Provision of 150 car-parking spaces, site development and landscaping works. Applicant: George Wilkin.
Dublin City Council
APPLICATIONS
Location: The Star Bingo Hall, at the junction of Crumlin Road, Kildare Road and St Mary's Road. The site includes 391 Kildare Road and backs onto Pearse Memorial Park, Crumlin, Dublin 12. Proposed Development: demolish existing hall and erect three buildings (Blocks A, B C). Block A will have two neighbourhood retail units, a medical centre and six apartments (two one-bed and four two-bed). Block B will contain 18 apartments comprising four one-bed, eight two-bed and six three-bed units and Block C will have 25 apartments made up of three one-bed, 19 two-bed and three three-bed units. Provision of 90 underground car-parking spaces and all site works. Applicant: Nimbin Limited.
Location: former Lighting Electrical Distribution Group Limited Factory complex between 15 17 Moran Road, Walkinstown, Dublin 12. Proposed Development: redevelopment of the former factory complex to consist of the demolition of existing buildings and structures and the construction of 34 residential apartments (three one-bed, three two-bed and 11 two-bed duplex units, 17 three-bed duplex units) in three part three-storey and part four-storey blocks. Provision of 56 car-parking spaces, landscaping and site development works. Applicant: M J Wallace Limited.
Location: Hanbury Court Apartments, Hanbury Lane, Dublin 8. Proposed Development: demolish apartment building for a five-storey building consisting of basement with seven car-parking spaces, 13 apartments comprising four one-bed units, seven two-bed units and two three-bed units and all site works. Applicant: Hanberry Developments Limited.
Location: 126 Leinster Road, Rathmines, Dublin 6 (between Effra House and 29 Grosvenor Place. Proposed Development: erect 21 residential units in four blocks - blocks A, B,C D. Block A will be two storeys and will have two three-bed mews dwellings and three three-bed duplex units; block B will be three storeys and will consist of three one-bed units and three three-bed duplex units; block C will be two storeys and will have four three-bed units and four two-bed units and block D will also be two storeys with two three-bed units. Provision of 35 car-parking spaces at basement level, associated landscaping and site development works. The development will include restoration of the front and rear gardens and demolition and reconstruction of the rear boundary wall at 126 Leinster Road (protected structure). Applicant: Paul Dufficy.
DECISION TO GRANT
Location: the rear of 19-22 Aungier Street, Dublin 2 and bounded by Aungier Street. The unnamed lane adjacent to Glovers Court and Bow Lane East, Dublin 2 (protected structure). Proposed Development: demolish all existing warehouse buildings (except for one gable wall on the south-west corner which is to be retained and incorporated into the overall development) currently used as depot garage; the construction of a new nine-storey hotel building comprising 232 en suite bedrooms, reception area, foyer, licensed restaurant/bar. Applicant: Fanagan Funeral Directors and Robert Lyne.
DECISION TO REFUSE
Location: 12 Wexford Street and site behind at Protestant Row, Dublin 2. Proposed Development: demolish buildings and outbuildings for a mixed use development to include replacement of retail unit on ground floor of 12 Wexford Street and 13 residential apartments. Applicant: Declan Gleeson and Colm Carvill.
Fingal
APPLICATION
Location: Rush Lusk Railway Station, Efflestown, Rush, Fingal, Co Dublin. Proposed Development: demolish dwelling and construct 152 additional car-parking spaces and four additional assessable parking spaces; revised site layout to the previously approved planning application F07A/1115 and associated site works. Applicant: Iarnród Eireann.
DECISION TO GRANT
Location: Radisson SAS Hotel, East Link Road, Collinstown, Dublin Airport, Co Dublin. Proposed Development: permission for a period of seven years to consist of: (1) the provisio of a new eight-storey hotel facility consisting of a restaurant; residents' lounge, a foyer/reception area, administration and staff rooms at ground floor level; the main entrance to the hotel will be from the east elevation; 168 suites from first floor level to seventh floor level; housekeeping room, laundry room and a "comms" room from first floor level to seventh floor level; 103 basement car-parking spaces. The overall parapet height of the proposed new hotel will be 28.2 metres above ground floor level. (2) Modifications and an extension to the existing hotel which currently consists of a six-storey building with a single-storey conference centre; 230 suites; 306 car-parking spaces. The proposed extension will require the demolition of part of the existing conference and function area at ground floor level and also of nine suites from first floor level to fifth floor level. The proposed six-storey extension to the east and west elevation will consist of 155 suites from first floor level to fourth floor level; additional function/meeting rooms; an extension to the existing restaurant; a new bar/lounge area at ground floor level; a business lounge/bar at fifth floor; fitness suite at basement level; 120 basement car-parking spaces; associated landscaping and site development works. Applicant: CG Hotels Dublin Airport Limited.
The Irish Times
www.buckplanning.ie
Aungier Street Planning
Fanagan Funeral Directors has been granted planning permission by Dublin City Council to build a hotel to the rear of their premises at 19-22 Aungier Street, Glovers Court and Bow Lane, Dublin 2.
This will involve demolishing a warehouse on the site used as a garage for hearses and limousines. A nine-storey hotel is to be built with 232 en suite bedrooms. There will be two basement levels, one used by Fanagans to park their fleet.
Meanwhile a plan by Holbien Developments for a 290-bed eight-storey hotel at Leeson Lane and Quinn's Lane has been opposed by TN Kelly, who owns an apartment in St Stephen's Green because of "gross impairment of Leeson Street".
The Irish Times
www.buckplanning.ie
This will involve demolishing a warehouse on the site used as a garage for hearses and limousines. A nine-storey hotel is to be built with 232 en suite bedrooms. There will be two basement levels, one used by Fanagans to park their fleet.
Meanwhile a plan by Holbien Developments for a 290-bed eight-storey hotel at Leeson Lane and Quinn's Lane has been opposed by TN Kelly, who owns an apartment in St Stephen's Green because of "gross impairment of Leeson Street".
The Irish Times
www.buckplanning.ie
Star Bingo Hall in Crumlin, Dublin 12
YET another Irish bingo hall could be demolished to make way for redevelopment, if a planning application to Dublin City Council is successful.
The Star Bingo Hall in Crumlin, Dublin 12, has been earmarked for demolition by Nimbin Ltd, whose directors are Wil Byrne, Jack Norton, Thaddeus McCarthy and James Eivers.
Located at the junction of Crumlin Road, Kildare Road and St Mary's Road, the hall would be replaced by three buildings as part of a residential and retail development.
Around 49 apartments would be split over the three blocks, with one block fronting on Crumlin Road containing two neighbourhood shops and a medical centre. Another block would face onto Pearse Memorial Park, a third onto Kildare Road.
Irish Times
www.buckplanning.ie
The Star Bingo Hall in Crumlin, Dublin 12, has been earmarked for demolition by Nimbin Ltd, whose directors are Wil Byrne, Jack Norton, Thaddeus McCarthy and James Eivers.
Located at the junction of Crumlin Road, Kildare Road and St Mary's Road, the hall would be replaced by three buildings as part of a residential and retail development.
Around 49 apartments would be split over the three blocks, with one block fronting on Crumlin Road containing two neighbourhood shops and a medical centre. Another block would face onto Pearse Memorial Park, a third onto Kildare Road.
Irish Times
www.buckplanning.ie
Plan for 250 homes at Glenamuck rejected by Bord
AN BORD PLEANÁLA has ruled against a large residential development on Enniskerry Road, Glenamuck, Dublin 18.
A consortium of developers called the MCM Partnership lost its first party appeal to demolish two large houses, Greenmount and Dún Oir, on an 11-acre site near the village of Kilternan in the foothills of the Dublin mountains and build 250 residential units.
It lodged the appeal after Dún Laoghaire Rathdown refused permission for the development, saying Glenamuck is no longer capable of taking any more development-generated traffic and the development would be premature pending determination of a road layout for the area.
The developer was looking to build 150 apartments in five blocks rising from four to six storeys and 100 three, four and five-bedroom houses in seven four-storey blocks.
The developer argued in its appeal to An Bord Pleanála that the future layout and design of the Enniskerry and Glenamuck Roads is far more advanced than intimated by the council and that a layout is imminent.
However the planning board agreed with the local authority and ruled that, given deficiencies in the local road network, the development would be premature.
It said the density, height and lack of open space would lead to a “poor quality” of residential environment for future residents and that inadequate sightlines at entrances would constitute a traffic hazard.
The Irish Times
www.buckplanning.ie
A consortium of developers called the MCM Partnership lost its first party appeal to demolish two large houses, Greenmount and Dún Oir, on an 11-acre site near the village of Kilternan in the foothills of the Dublin mountains and build 250 residential units.
It lodged the appeal after Dún Laoghaire Rathdown refused permission for the development, saying Glenamuck is no longer capable of taking any more development-generated traffic and the development would be premature pending determination of a road layout for the area.
The developer was looking to build 150 apartments in five blocks rising from four to six storeys and 100 three, four and five-bedroom houses in seven four-storey blocks.
The developer argued in its appeal to An Bord Pleanála that the future layout and design of the Enniskerry and Glenamuck Roads is far more advanced than intimated by the council and that a layout is imminent.
However the planning board agreed with the local authority and ruled that, given deficiencies in the local road network, the development would be premature.
It said the density, height and lack of open space would lead to a “poor quality” of residential environment for future residents and that inadequate sightlines at entrances would constitute a traffic hazard.
The Irish Times
www.buckplanning.ie
Blackrock town hall plan is appealed
A PROPOSAL by Dún Laoghaire VEC to redevelop the Blackrock Town Hall complex on Newtown Avenue has been appealed to An Bord Pleanála by An Taisce and former Dún Laoghaire Rathdown Progressive Democrat councillor Victor Boyhan, who are against plans to relocate an historic council chamber.
In July, Dún Laoghaire Rathdown County Council provisionally approved a plan to sell a 250-year lease for €1 to the VEC for the civic buildings which are all protected structures and include the town hall, Carnegie library, the old fire station and Blackrock vocational school.
The timber-panelled former council chamber at the rear of the town hall has not been used for over 50 years.
The VEC intends to redevelop it as extended facilities for Senior College Dún Laoghaire to cater for up to 1,000 students.
It is looking to add two extensions to Blackrock Town Hall - a four-storey extension over part basement and three-storey over part lower ground floor extension. The works would also involve creating openings between the buildings. The complex would also house a new Blackrock public library.
However, An Taisce, one of three parties to submit appeals to An Bord Pleanála, believes the proposal represents overdevelopment of the site and says "it may be there is no satisfactory design solution with respect to an extension at this site".
The proposal involves the demolition of a rear portion of the building containing the council chamber and its relocation to a newbuild on the top floor.
"We consider that this council chamber is an integral part of the architectural heritage value of the building complex.
The council chamber reflects Blackrock's status as a township with elected council from 1865." An Taisce also criticises the amount of open space for staff and students which it says is "very restricted".
In his appeal, Progressive Democrat local area representative Victor Boyhan says as well as the council chamber remaining in situ, the, old fire station should be fully retained. He criticises the scale, massing, bulk and height of the proposal which he believes will have a negative impact on the protected structures.
"The proposed extensions to the civic buildings would seriously compromise the architectural significance of these protected structures," says his appeal.
A third appeal by Idrone Terrace Residents Association says their residential amenity would be seriously undermined as a result of overshadowing and overlooking.
The Irish Times
www.buckplanning.ie
In July, Dún Laoghaire Rathdown County Council provisionally approved a plan to sell a 250-year lease for €1 to the VEC for the civic buildings which are all protected structures and include the town hall, Carnegie library, the old fire station and Blackrock vocational school.
The timber-panelled former council chamber at the rear of the town hall has not been used for over 50 years.
The VEC intends to redevelop it as extended facilities for Senior College Dún Laoghaire to cater for up to 1,000 students.
It is looking to add two extensions to Blackrock Town Hall - a four-storey extension over part basement and three-storey over part lower ground floor extension. The works would also involve creating openings between the buildings. The complex would also house a new Blackrock public library.
However, An Taisce, one of three parties to submit appeals to An Bord Pleanála, believes the proposal represents overdevelopment of the site and says "it may be there is no satisfactory design solution with respect to an extension at this site".
The proposal involves the demolition of a rear portion of the building containing the council chamber and its relocation to a newbuild on the top floor.
"We consider that this council chamber is an integral part of the architectural heritage value of the building complex.
The council chamber reflects Blackrock's status as a township with elected council from 1865." An Taisce also criticises the amount of open space for staff and students which it says is "very restricted".
In his appeal, Progressive Democrat local area representative Victor Boyhan says as well as the council chamber remaining in situ, the, old fire station should be fully retained. He criticises the scale, massing, bulk and height of the proposal which he believes will have a negative impact on the protected structures.
"The proposed extensions to the civic buildings would seriously compromise the architectural significance of these protected structures," says his appeal.
A third appeal by Idrone Terrace Residents Association says their residential amenity would be seriously undermined as a result of overshadowing and overlooking.
The Irish Times
www.buckplanning.ie
Who will pay the price for objectors?
HO HUM . . . Forgive the yawn as we note that wealthy artist Robert Ballagh is among the objectors to a proposed 14-storey building near Broadstone bus station. The new structure would be a mix of residential, offices and restaurants.
Mindful their plans would replace an old industrial building which houses a local co-operative of artists, the developers have, probably with an eye to planners sensibilities, undertaken to replace the artists spaces and studios.
None of that is cutting any ice with Ballagh and other objectors. The artist, whose work fetched enormous prices in recent years, derides the scheme as "having a negative impact upon the community" as well as being "the destruction of a landmark 1940s building".
All very well, but this column cannot resist two random questions. One: in the current downturn, with building workers losing jobs apace, what price the value of "a landmark 1940s building" over jobs, income and family welfare? As the scheme represents at least two years work for a few hundred people as well as suppliers. Who loses most if the scheme is defeated?
Two: on the other hand, if it gets permission, 48 new apartments provide a lot space and blank walls for new works to be hung, by new city livers.
Most of whom could not afford a Ballagh piece, but might be tempted to buy a graphic or print from a less well-known artist in the new gallery provided by the developers.
We're only asking?
The Irish Times
www.buckplanning.ie
Mindful their plans would replace an old industrial building which houses a local co-operative of artists, the developers have, probably with an eye to planners sensibilities, undertaken to replace the artists spaces and studios.
None of that is cutting any ice with Ballagh and other objectors. The artist, whose work fetched enormous prices in recent years, derides the scheme as "having a negative impact upon the community" as well as being "the destruction of a landmark 1940s building".
All very well, but this column cannot resist two random questions. One: in the current downturn, with building workers losing jobs apace, what price the value of "a landmark 1940s building" over jobs, income and family welfare? As the scheme represents at least two years work for a few hundred people as well as suppliers. Who loses most if the scheme is defeated?
Two: on the other hand, if it gets permission, 48 new apartments provide a lot space and blank walls for new works to be hung, by new city livers.
Most of whom could not afford a Ballagh piece, but might be tempted to buy a graphic or print from a less well-known artist in the new gallery provided by the developers.
We're only asking?
The Irish Times
www.buckplanning.ie
Tower behind Four Courts appealed
Anyone who’s spent hours queuing at the Motor Tax Office on Chancery Street, Dublin 7 or trying to find parking nearby will probably have little love for the place.
However, a proposal by Linders of Smithfield to demolish the dated six-storey River House building near the Four Courts and replace it with an 11-storey building has An Taisce talking in terms of it “undermining the dominance” of the James Gandon designed Four courts – “an icon of Dublin” – and in its appeal to An Bord Pleanála it quotes the UK architectural review as describing it as “Venetian in its uncluttered confrontation to the river”.
The 11-storey proposal is part of the overall development of the Markets Area in the north inner city, and while An Taisce praises the sophisticated design of the building and says it’s not against regeneration in the area, it says the Four Courts should continue to keep its original uncluttered setting, unlike Gandon’s other major public building on the Liffey, the Custom House whose dominance has been “eroded over time” by structures like the Loop Line Bridge, Liberty Hall and George’s Quay.
The Irish Times
www.buckplanning.ie
However, a proposal by Linders of Smithfield to demolish the dated six-storey River House building near the Four Courts and replace it with an 11-storey building has An Taisce talking in terms of it “undermining the dominance” of the James Gandon designed Four courts – “an icon of Dublin” – and in its appeal to An Bord Pleanála it quotes the UK architectural review as describing it as “Venetian in its uncluttered confrontation to the river”.
The 11-storey proposal is part of the overall development of the Markets Area in the north inner city, and while An Taisce praises the sophisticated design of the building and says it’s not against regeneration in the area, it says the Four Courts should continue to keep its original uncluttered setting, unlike Gandon’s other major public building on the Liffey, the Custom House whose dominance has been “eroded over time” by structures like the Loop Line Bridge, Liberty Hall and George’s Quay.
The Irish Times
www.buckplanning.ie
Landlord takes on developer
Former restaurateur and property investor Peter White has called on An Bord Pleanála to reject what he described as a “monstrous development” sought by Seán Dunne for the former Jurys and Berkeley Court hotels site in Ballsbridge.
The call came yesterday, on day 2 of the oral hearing of 127 objections to Dunne’s plans to build a 37-storey tower on the seven-acre site he bought for €380 million three years ago.
Taking the floor, White said Ballsbridge was a “unique and rare jewel” and not a “mini-Manhattan or Dubai”.
He told the hearing that he was a very experienced investor who had once been the “largest landlord in Ireland” due to the size of his portfolio, and said he had owned several prominent properties, including a house on Raglan Road, which he sold to businessman Denis O’Brien a number of years ago.
He had owned houses all over the world but had chosen to settle in Wellington Road, Ballsbridge because it afforded “the facilities that people of taste and means require”, unlike Mr Dunne’s proposed development which was “an abomination” he said.
The Irish Times
www.buckplanning.ie
The call came yesterday, on day 2 of the oral hearing of 127 objections to Dunne’s plans to build a 37-storey tower on the seven-acre site he bought for €380 million three years ago.
Taking the floor, White said Ballsbridge was a “unique and rare jewel” and not a “mini-Manhattan or Dubai”.
He told the hearing that he was a very experienced investor who had once been the “largest landlord in Ireland” due to the size of his portfolio, and said he had owned several prominent properties, including a house on Raglan Road, which he sold to businessman Denis O’Brien a number of years ago.
He had owned houses all over the world but had chosen to settle in Wellington Road, Ballsbridge because it afforded “the facilities that people of taste and means require”, unlike Mr Dunne’s proposed development which was “an abomination” he said.
The Irish Times
www.buckplanning.ie
Irish landfill charges 'some of the dearest in the world'
ENVIRONMENT IRELAND CONFERENCE: THE CHIEF executive of Forfás, the State advisory board on science and technology, has outlined his opposition to increasing charges for landfill waste.
Speaking at a conference organised by the Environmental Protection Agency in Dublin yesterday, Martin Cronin said he was "not sure about additional disincentives for landfill" as Ireland already had "some of the most expensive landfill charges in the world".
He said Ireland was "making progress towards incineration" - although he added this progress could be helped by "simplifying, speeding up and bringing clarity to the planning process".
Addressing the prospect of an increased landfill levy, Mr Cronin of Forfás compared such a move to traffic congestion charging in city centres. Neither the congestion charge nor the increased levy was feasible without offering an alternative, he said.
The views are contrary to those expressed on a number of occasions by Mr Gormley who has suggested increases in the State levy on landfill charges and who is also well known as an opponent of incineration.
Forfás is the national advisory board for enterprise, trade, science, technology and innovation while Mr Gormley as Minister for the Environment is responsible for State waste management policy.
In his evaluation of the State's landfill charges, Mr Cronin also said Ireland faced challenges relative to competitor countries because it was among the top three most expensive of a basket of 11 worldwide states.
Biological treatment here was the most expensive of the 11 states and because Ireland had a limited number of other options, the result was a heavy reliance on landfill
Speaking at a conference organised by the Environmental Protection Agency in Dublin yesterday, Martin Cronin said he was "not sure about additional disincentives for landfill" as Ireland already had "some of the most expensive landfill charges in the world".
He said Ireland was "making progress towards incineration" - although he added this progress could be helped by "simplifying, speeding up and bringing clarity to the planning process".
Addressing the prospect of an increased landfill levy, Mr Cronin of Forfás compared such a move to traffic congestion charging in city centres. Neither the congestion charge nor the increased levy was feasible without offering an alternative, he said.
The views are contrary to those expressed on a number of occasions by Mr Gormley who has suggested increases in the State levy on landfill charges and who is also well known as an opponent of incineration.
Forfás is the national advisory board for enterprise, trade, science, technology and innovation while Mr Gormley as Minister for the Environment is responsible for State waste management policy.
In his evaluation of the State's landfill charges, Mr Cronin also said Ireland faced challenges relative to competitor countries because it was among the top three most expensive of a basket of 11 worldwide states.
Biological treatment here was the most expensive of the 11 states and because Ireland had a limited number of other options, the result was a heavy reliance on landfill