CITY TRIBUNE
Planners brand Bohermore hotel design ‘overbearing’
City planners have told the developer behind plans for a new 140-bedroom hotel in Bohermore to go back to the drawing board after branding the design “overbearing” and saying it would have a negative impact on its surrounds.
The city’s Chief Fire Officer has also raised concerns in relation to health and safety.
In February, Salthill-based Georgina O’Mahony of Highgate Properties sought permission to demolish the former Shannon Dry Cleaners and adjoining properties to make way for the development.
It was to include a two, three and four-storey hotel over lower ground floor level in two blocks fronting onto Bohermore and the rear of the site.
The plans included 139 bedrooms, reception area, dining area, two bars and office space, while the disused Galway-Clifden railway tunnel – which runs under part of the site – was to be used as a lounge with overhead café/bar.
However, planners have ordered a redesign of the proposals as they would contravene the City Development Plan standards for plot ratios in an area where a transition is being made from city centre to an established residential area.
“The applicant is asked to revisit the overall scale and design concept and submit revised proposals.
“It is considered that the design/visual appearance of the proposed hotel, with particular regard to the front and side (north) elevations, gives rise to an overbearing expression onto the streetscape and establishes little relationship with the surrounding urban fabric, greatly detracting from the character of the area.
“It is considered that the use of architectural features, such as expansive blank gables . . . provide for a negative impact on visual amenity in the context of the character of the street and the setting of the protected structure located at No. 86 Bohermore,” planners said.
They also asked the developer to re-visit the size of the opening for vehicular access to see if it could be reduced to lessen the negative impact onto the street.
Planners also sought a Mobility Management Plan as there was a minimal amount of parking proposed, and to explain how this would work in the context of patrons, staff, servicing and persons who are disabled.
Mrs O’Mahony has also been ordered to liaise with the Chief Fire Officer, who raised concerns in relation to public health and safety.
She was also asked to clarify if any additional consent is needed from Irish Rail to carry out work on the former railway tunnel.
The application has received the backing of Eugene Keville, the owner of the nearby Western Hotel, who said: “I feel it will be a fantastic development for the whole area and something that is very much needed to help enhance commerce in the area, as well as providing quality accommodation for tourists and a large number of jobs.”
Publican Peadar Tonery said Bohermore is in desperate need of such a development.
“With the closure of eleven businesses in our area, Bohermore is in desperate need of this. I speak to many local people on a daily basis and the level of support from them is huge,” Mr Tonery said in his submission to planners.
Breda Crowe of Crowe’s Bar supported what she termed as the regeneration and revitalisation of the area, and said the site is more suitable as a hotel than its previous industrial use.
SIPTU, which has carpark access between 66 and 64 Hill objected to the application on the grounds that only 11 parking spaces for the hotel would negatively affect their premises, and cause considerable delays to staff and the public visiting their premises.
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.”
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).
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.
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