Restoration plan approved for 19th century Blackrock cottage

An Bord Pleanála has given the green light for the restoration of the derelict 19th century cottage at Blackrock to create a new restaurant and bicycle rental shop.

In its decision, the Board overruled the recommendation of its own planning inspector that a Galway City Council refusal of permission from earlier this year be upheld.

Cork-based McHugh Property Holdings Ltd – where former Galway footballer Finian Hanley serves as a director – sought permission last January for the refurbishment of Blackrock Cottage to a café/restaurant and the construction of a single-storey detached bicycle rental and repair shop, and 18 parking spaces with access onto the main Salthill Road.

The Council’s Parks Superintendent said it was of “great concern” that the applicant did not consult with the Council or owners of the adjoining golf course prior to lodging the application.

In its refusal, the Council noted the lands are zoned ‘RA’ (for recreational and amenity use’, and by its nature and scale, such a development would contravene the City Development Plan.

The Council added it would impact on a protected view and frustrate their objective to deliver a cycle greenway in their area.

Planners also said it would fail to adequately accommodate the needs of pedestrians and cyclists and that the vehicular access onto Salthill Road – close to the entrance to Blackrock and adjacent to disabled parking spaces – would be a potential traffic hazard.

The Council’s Heritage Officer, Jim Higgins, described the extension as “ugly and inappropriate to the vernacular setting” and said he was completely opposed to it.

During the appeals process, the plans were revised, with the parking spaces and access onto Salthill Road removed.

The applicants argued that the development would be appropriate in terms of planning and sustainable development of the area and would enhance the amenity and recreational value of those using the Promenade and beach.

In her recommendation that planning be refused, An Bord Pleanála Inspector Bríd Maxwell said the development would not meet the high quality of design required for the prominent site and would adversely affect the area.

She added that, in her opinion, the development would contravene the City Development Plan die to the recreation and amenity (RA) zoning of the site and that it would “seriously detract” from what is a protected view of special amenity value.

Granting permission and overruling the Inspector, the Board said the development would enhance the tourist resource for the Prom and its environs.

With the omission of the parking element, the Board felt it would facilitate the [future] provision of the two-way Bearna greenway route, and would not adversely affect the visual character or qualities of the area.

It found the bike rental and café uses were compliant with the RA zoning.

The Board ordered that the site be landscaped, using only indigenous deciduous trees and hedging species, and that any plants which are removed, become seriously damaged or diseased within five years of completion of the development be replaced in the next planting season.

The hours of operation of the café have been restricted to 8am to 11pm.

Concerns has been raised by the Department of Culture, Heritage and the Gaeltacht that the development had the potential to negatively impact on the Galway Bay Complex candidate Special Area of Conservation and the Inner Galway Bay SPA (Special Protection Area).

According to the applicants, the aim of the scheme was to secure the restoration of an eyesore.

“The bicycle rental and repair element is also complementary to the established recreation use and will support an alternative means of experiencing the coastal areas in the city in a sustainable way.

“Both the café and the cycle elements will add to and enhance the prominent role of Salthill and Blackrock in the city as the primary year-round recreation areas.”