Bohermore hotel development scaled back after Council concerns

Extensive revisions have been drawn up to plans for a large hotel on the site of the former Shannon Dry Cleaners in Bohermore – including a reduction in the number of bedrooms – after the proposal was branded “overbearing” by Galway City Council.

Last February, Salthill-based developer Georgina O’Mahony of Highgate Properties, sought permission for the redevelopment of the fire-gutted site and two adjoining properties.

Her plans were to build a 139-bedroom hotel and to convert the old railway tunnel under the site to a feature lounge.

The plans involved a two, three and four-storey hotel over lower ground floor level in two blocks fronting onto Bohermore and the rear of the site.

However, planners ordered the applicant to go back to the drawing board, describing the proposal as “overbearing” and saying it would have a negative impact on its surrounds.

The city’s Chief Fire Officer also raised concerns in relation to health and safety.

Revised plans were submitted to the Council, which include a reduction in bedrooms to 134, while the front block has also been scaled back.

The architects told the Council: “By removing the expansive, steeply pitched roofs and by setting back the top floor, the height and appearance has been reduced and the entire proposal looks better proportioned and integrated into the site.

“The main façade remains subdivided into four bays to keep the original purpose of following the language of the streetscape, interspersed between white render and natural Irish limestone cladding to create visual interest and variety.

“External elements on the original proposal such as the chimney on the north elevation, the timber fins on windows and the glazing boxes have been removed. Fenestration has been simplified to provide a far more orderly and mannerly arrangement of windows and openings, which characterises the surrounding houses along the street.

“A zinc cladding was chosen as the finish for the set-back top floor.

“The revised proposal makes a very positive contribution to the street, reinstating a building onto the established building line that will incorporate good quality materials, well-proportioned facades and appropriate scale.”

In the original proposal, a wing of three floors over lower ground floor was planned for the rear of 86 Bohermore (a Protected Structure which was once a pub). However, this was considered unacceptable because of negative visual impact.

One floor has now been removed and the pitched roof replaced with a flat one. Changes have also been made to the vehicular access archway which is now a “more dynamic and interesting place”, including an arched timber ceiling feature.

In a Mobility Management Plan – also requested by the Council – the applicants point out that because of the city centre location, walking, cycling and public transport are viable options for staff, as well as public transport for staff.

There are now 13 parking spaces (including one for disabled use) and eight cycle spaces. There would be around 107 staff, but not all on-site at any one time.

“The amount of carparking provided, although limited, is therefore sufficient, given the site location and the development characteristics. Furthermore, off-site carparking facilities within a short walk from the hotel can be used to accommodate surplus guest car parking needs,” the applicants said.

A Conservation Impact Report on the revised proposal reads: “The work to No 86 Bohermore, a protected structure which has lost most of its inherent character, will allow the building to make a positive contribution to the streetscape once again.

“Its integration into the proposed hotel development will allow for a viable new use of a structure which has lain empty for a number of years and whose fabric has suffered as a result of this. The proposal is also designed in a way which will allow the historic building to be clearly read as a distinct entity.

“The proposed works to the former railway tunnel will have a positive impact on this feature which has lain purposeless since the closure of the line in 1935. The structure will receive necessary remedial works, halting the decay of its fabric, while also ensure that there is raised knowledge and appreciation of this important structure,” it reads.