CITY TRIBUNE
Galway City centre building owners in dispute over apartments access
From the Galway City Tribune – A planning dispute has broken out between the owners of adjoining premises on Shop Street over access to planned new residential accommodation – through a pub’s yard and smoking area.
An Bord Pleanála will decide later this year on the dispute – between the owners of the Taaffe’s Bar building and the company which bought the former Griffin’s Bakery – over the use of a laneway at the side of the pub.
Last month, the City Council granted planning permission to Jessed Ltd – the new owners of the Griffin’s building at 21 Shop Street – for a change of use of the rear ground floor and the first, second and third floors from a bakery operation to residential use – including the removal of ovens, preparation and refrigeration equipment. In total, there would 2 four-bed units.
The company was refused permission for a food outlet with indoor and outdoor seating as part of the same application.
Kieran and Ann Murphy from Moycullen, who own 19/20 Shop Street, have now appealed the residential element of the application.
They said that while they do not object to the principle of the site being redeveloped, they wanted planning permission amended “to ensure that residential access is not granted through lands which are under [their] ownership”.
The matter had initially been raised by the Murphys in a submission to the Council, but in his assessment of the planning application, Council Executive Planner Peter Staunton said it was a civil matter.
According to the Murphy’s appeal, it is also a planning matter, due to the location of the access point, in the interests of residential amenity and proper planning.
Through their agents MKO, the appellants also questioned whether the planning application was valid in the first place because the public notices failed to reference the number of residential units proposed and did not reference residential use at the ground floor level.
“Currently, the proposed access for all of the residential units in this scheme have been permitted via third party lands, which are not accessible to the public, and for which no letter of consent from the landowner has been furnished.
“Access to residential buildings should be available to residents and visitors of the units at any time, day or night, and should be accessible from a public area.
“The doors which have been installed in the archway for many years remain locked, only openable for staff and deliveries when necessary and only during the opening hours of the pub,
“This proposed access arrangement through a private, locked, third party premises and an existing pub smoking area appears to be highly unusual and is not considered to be appropriate in terms of proper planning and sustainable development.
“Further, should this access into a private yard/smoking area . . . for a 150-year-old pub, it would not only injure the residential amenity of the proposed development but would also set a precedent for other development to gain access through pub smoking areas, where layouts may be similar within city centre buildings.
“It should be noted that the patrons of the pub utilising the smoking area also do not have access to this locked archway, with only staff of the pub and occupiers of the upper floors permitted to enter this space,” the appeal reads.
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It adds that if such access was approved, it “risks injuring the commercial business operating from the property” because the pub would need to alter existing arrangements resulting in a “much less secure pub with no smoking area”.
The Murphys noted that from drawings provided with the planning application, it was clear that Jessed owned lands to the rear of the building – fronting onto 24 Middle Street – and this should be the primary access for the new residential accommodation. A decision on the appeal is expected from An Bord Pleanála at the beginning of June.
Under the Government’s Living City Initiative (LCI), Galway City centre is a designated Special Regeneration Area, meaning a person who refurbishes or converts residential or commercial properties can claim tax relief on monies spent.
Jessed Ltd is owned by Graham Quinn, who set up beauty products distribution business Graham Anthony, and is also involved in property investment with Joe Dennigan of the distribution giant Sam Dennigan & Co.
CITY TRIBUNE
Galway ‘masterplan’ needed to tackle housing and transport crises
From the Galway City Tribune – An impassioned plea for a ‘masterplan’ that would guide Galway City into the future has been made in the Dáil. Galway West TD Catherine Connolly stated this week that there needed to be an all-inclusive approach with “vision and leadership” in order to build a sustainable city.
Deputy Connolly spoke at length at the crisis surrounding traffic and housing in Galway city and said that not all of the blame could be laid at the door of the local authority.
She said that her preference would be the provision of light rail as the main form of public transport, but that this would have to be driven by the government.
“I sat on the local council for 17 years and despaired at all of the solutions going down one road, metaphorically and literally. In 2005 we put Park & Ride into the development plan, but that has not been rolled out. A 2016 transport strategy was outdated at the time and still has not been updated.
“Due to the housing crisis in the city, a task force was set up in 2019. Not a single report or analysis has been published on the cause of the crisis,” added Deputy Connolly.
She then referred to a report from the Land Development Agency (LDA) that identified lands suitable for the provision of housing. But she said that two-thirds of these had significant problems and a large portion was in Merlin Park University Hospital which, she said, would never have housing built on it.
In response, Minister Simon Harris spoke of the continuing job investment in the city and also in higher education, which is his portfolio.
But turning his attention to traffic congestion, he accepted that there were “real issues” when it came to transport, mobility and accessibility around Galway.
“We share the view that we need a Park & Ride facility and I understand there are also Bus Connects plans.
“I also suggest that the City Council reflect on her comments. I am proud to be in a Government that is providing unparalleled levels of investment to local authorities and unparalleled opportunities for local authorities to draw down,” he said.
Then Minister Harris referred to the controversial Galway City Outer Ring Road which he said was “struck down by An Bord Pleanála”, despite a lot of energy having been put into that project.
However, Deputy Connolly picked up on this and pointed out that An Bord Pleanála did not say ‘No’ to the ring road.
“The High Court said ‘No’ to the ring road because An Bord Pleanála acknowledged it failed utterly to consider climate change and our climate change obligations.
“That tells us something about An Bord Pleanála and the management that submitted such a plan.”
In the end, Minister Harris agreed that there needed to be a masterplan for Galway City.
“I suggest it is for the local authority to come up with a vision and then work with the Government to try to fund and implement that.”
CITY TRIBUNE
Official opening of Galway’s new pedestrian and cycle bridge
The new Salmon Weir pedestrian and cycle bridge will be officially opened to the public next Friday, May 26.
Work on the €10 million bridge got underway in April 2022, before the main structure was hoisted into place in early December.
A lunchtime tape-cutting ceremony will take place on Friday, as the first pedestrians and cyclists traverse the as-yet-unnamed bridge.
The Chief Executive of Galway City Council, Brendan McGrath, previously said the bridge, once opened, would remove existing conflicts between pedestrians, cyclists and traffic “as well as facilitating the Cross-City Link public transport corridor over the existing 200-year-old bridge”.
The naming of the new bridge has been under discussion by the Council’s Civic Commemorations Committee since late last year.
One name that has been in the mix for some time is that of the first woman in Europe to graduate with an engineering degree – Alice Perry.
Ms Perry, who was from Wellpark, graduated from Queen’s College Galway (now University of Galway) in 1906. The university’s engineering building is named in her honour.
The bridge was built by Jons Civil Engineering firm in County Meath and was assembled off-site before being transported to Galway. Funding for the project was provided in full by the National Transport Authority and the European Regional Development Fund.
(Photo: Sheila Gallagher captured the city’s new pedestrian footbridge being raised on the south side of the Salmon Weir Bridge in December. It will officially open next Friday, May 26).
CITY TRIBUNE
Minister branded ‘a disgrace’ for reversing land rezoning in Galway City
From the Galway City Tribune – Minister of State for Local Government and Planning, Kieran O’Donnell was labelled a “disgrace” for overturning councillors’ decisions to rezone land in the new City Development Plan.
Minister O’Donnell (pictured) confirmed in a letter to Council Chief Executive Brendan McGrath last week that he was reversing 25 material alternations made by councillors to the CDP 2023-29. He made the decision on the advice of Office of Planning Regulator (OPR).
Minister O’Donnell directed that 14 land parcels that were subject to land-use zoning changes by councillors as part of the Material Alterations to the Draft CDP should be reversed.
He directed that a further 11 land parcels in the city should become “unzoned”.
The Minister found that the CDP had not been made in a manner consistent with recommendations of the OPR, which required specific changes to the plan to ensure consistency with the national planning laws and guidelines.
At last week’s Council meeting Cllr Eddie Hoare (FG) asked for clarity on the process by which councillors could rezone the lands that had been changed by the Minister’s direction.
Cllr Declan McDonnell said, “What he [Minister O’Donnell] has done is an absolute disgrace”.
And he asked: “Do we have to have another development plan meeting to deal with it?”
Both Cllrs Hoare and McDonnell wondered what would become of the lands that were rezoned or unzoned by the ministerial direction.
Mr McGrath said the Council had put forward an argument in favour of retaining the material alterations in the plan, but ultimately the Minister sided with OPR.
He said if councillors want to make alterations to the new plan, they could go through the process of making a material alteration but this was lengthy.
The Save Roscam Peninsula campaign welcomed the Minister’s decision.
In a statement to the Galway City Tribune, it said the direction would mean the Roscam village area on the Roscam Peninsula will be unzoned and a number of land parcels would revert back to agriculture/high amenity.
A spokesperson for the campaign said: “the material alterations made by city councillors following lobbying by developers continued the long-standing practice of councillors facilitating a developer-led plan rather than an evidence- and policy-based plan that meets the needs of the city.
“The Minister’s direction is an important step in restoring confidence in the planning system. It is clear from the City Council’s own evidence on future housing projections that there was no requirement to zone these lands for residential purposes in order to meet the needs of the targeted population increase up to 2029,” the spokesperson added.