Tuborg

It seems Regeneration Developments have been wooing the city councillors with a presentation of their plans for the opera centre!:rolleyes:

New plans for Opera Centre unveiled (Limerick Indepependent)

The main players behind the proposed Opera Centre presented new and improved plans to members of Limerick City Council this Monday in a bid to reactions and support for the project that aims to be the “crowning glory” in the regeneration of the city centre.

The main players behind the proposed Opera Centre presented new and improved plans to members of Limerick City Council this Monday in a bid to reactions and support for the project that aims to be the “crowning glory” in the regeneration of the city centre.
Some of the features of the massive 40,000 square foot will include three anchor stores, over 40 retail units, a rooftop garden and creche, a 220 seat food court and underground parking for 500 cars.

David Courtney of Regeneration Developments Ltd explained that controversial plans to incorporate the Granary, Bank Place and other parts of Ellen Street into the latest plans is for the good of the project.

“I’m sure that we’re all familiar with the current trend to locate supermarkets and large shopping centres out at the city limits. This has damaged the city centre and undermined other facilities there such as pubs and restaurants. The application we lodged five weeks ago are for a major commercial attraction that will draw a lot of people in. The sooner we can provide space for our many retailers there, the better.”

He acknowledged that all major developments have negative aspects but insisted that the company has assembled an exceptional team to ensure that “the significant benefits for the city will outweigh any negatives”.

The team will include top consultants and conservation architects; former Limerick City Architect, Jim Barrett; Nicholas De Jong and Associates and the firm behind the design of the Dundrum Shopping Centre—Ferguson, Wheeler, Douglas and Wallace (FWDW).

FWDW Director, Paul Ferguson, presented the plans to the Economic Policy Development and Future Planning Strategic Policy Committee outlining how it would be “the crowning glory of the Limerick City Centre regeneration” and “an exciting combination of elegance through the retained Georgian facades and cutting edge contemporary design”.

He added that the centre’s design will represent “a total contrast between new and old”.

The road on Ellen Street will be widened and all around the centre paving and other street elements will tie in with the rest of the city’s pedestrianised areas such as Bedford Row.

Cllr Kathleen Leddin led the positive reactions of her colleagues, congratulating the architects on plans to maintain some of the history and heritage of the area and for adjusting some aspects of the original plans such as the unusual sail style design on the main entrance..

Mayor Ger Fahy said that the flagship development would bring an exciting opportunity to the city and would cement Limerick’s reputatiuon as a “modern and vibrant European city”.

Cllr Kevin Kiely asked Mr Courtney if the company had negotiated with all the relevant stakeholders, particularly those in the Granary, which was recently added to the plans.

He responded that there are currently occupying tenants but it would “be premature to enter into negotiations until the current application is processed. It is our intention to meet with them”.

Limerick’s €350m Opera Centre revised plans: “bigger and better” (Limerick Leader)

“BIGGER and better” is how Dublin developer David Courtney described the revised application for the €350m Opera Centre, currently before City Hall.

Mr Courtney, 47, of the property company Spain Courtney Doyle and a director of Superquinn, is one of the six Irish businessmen who bought the mulitmillion euro company, Regeneration Developments, from four British investors last year.

“We’re very excited about this project. We think it’s great for Limerick to have a development of this magnitude. It reflects on the quality of the design that we can have interest from tenants in the current market, which is very difficult for developers,” he told the Limerick Leader following a presentation of the plans to city councillors this Monday.

When questioned if the British chain, Marks & Spencers, will be acquiring an outlet as already mooted by the chain themselves, Mr Courtney replied: “There’s good interest for many anchors, but it’s early days.

“We believe the current application will work to attract the anchors Limerick city needs and to rejuvenate the shopping experience. The previous scheme didn’t fit their requirements in terms of the space allocated. The first (application) did very well to get from where it was. This is the next incarnation of it,” he said.

Mr Courtney also confirmed that buildings on Ellen Street will have to be knocked to make way for the Mid-West’s biggest retail development.
An Bord Pleanala had previously ruled that these buildings should be repaired and preserved. However, Mr Courtney and Jim Barrett, a former Dublin city and Limerick city architect, said at the meeting that the buildings should have to be demolished.

Local architect Cait Ni Cheallachain is one of a number of objectors to the most recent application, and specifically outlines the future of these buildings in her objection to the planning department.

“This demolition to change the Georgian building line is not acceptable. The buildings were deemed to be important before, and they still are,” said Ms Ni Cheallachain.

When built in 2011 – pending planning permission for Limerick City Council and possibly An Bord Pleanala – the 40,000 square foot retail centre will include a 200-seat food court, 500 car parking spaces, 40 retail units and three anchor units over three levels, as well as a rooftop garden. A piazza or cafe area on Bank Place looking over the river is also part of the new designs.

A decision on the proposed development is due on July 13.

However Mr Courtney said he expected that the plans for the Opera Centre will again go before An Bord Pleanala.

Interesting to note how easily seduced Cllr Leddin was!:rolleyes: It has been reported elsewhere that one of the main reasons why the developers want to widen Ellen Street is to accomodate a service area. If Limerick City Council sanction the demolition of the Ellen Street buildings to facilitate this service area I think It’ll be the final nail in the coffin of proper planning in Limerick. The developers insistence that these buildings “have to be demolished” is absolutely laughable. The only reason they’re spouting this nonsense is to suit their own agenda, they couldnt be arsed repairing these buildings and instead want to inflict this substandard design on us to squeeze in a couple of extra square metres of retail space.

Even if LCC give this the go-ahead in its current form (which is extremely likely), its almost certain that it’ll go forward to An Bord Pleanala. This would add another year to the saga, something which is totally avoidable. I really cant understand Regeneration Developments logic here, their whole attitude smacks of sheer ignorance and arrogance. If only they would adhere to ABPs original stipulation a line could be drawn under this sorry saga.

Thomond House, 72/73 Catherine Street/Augustinian Lane, Limerick.

Meanwhile ABP has overturned Limerick City Councils decision to grant permission for a redevelopment of O Riadas bar/Thomond house at 72/73 Catherine Street. The proposed development consisted of the demolition of no. 72 with the facade retention of no.73. Construction of 5-storey building including café/bar,10 apartments, retail unit & all associated works.

Link

Reasons & Considerations

1. The development, by reason of the demolition of the existing buildings on the site / significant alterations to their retained facades, would adversely affect the character of the Limerick City Centre Architectural Conservation Area, which would be contrary to the ministerial advice outlined in Paragraph 3.1 of the Architectural Heritage Protection: Guidelines for Planning Authorities (December 2004), would be contrary to Policy C3 (Refurbishment of Historical Built Environment) and Policy C5 (Demolition of Structures) of the Limerick City Development Plan 2004-2010 and would thus be contrary to the proper planning and sustainable development of the area.

2. The development, by reason of its height, proximity and orientation in relation to 49-50 Thomas Street, would seriously injure the amenities of that property by reason of loss of light and by appearing visually overbearing when viewed from same. The development would thus be contrary to the proper planning and sustainable development of the area.

Opera Centre goes back to the drawing board

Art students’ creativity sought.

DEVELOPERS behind the proposed Opera Centre have said that they will be approaching the local art college to improve the look of the boarded up buildings along Rutland Street and Patrick Street.

Opera Centre project manager, Pat Keogh, told the Limerick Post that he would bring the issue of the unattractive hoardings up with the developers of the proposed shopping mall, following complaints from a local councillor.

Joe Leddin has labelled the boarded buildings, which face onto Patrick Street and Rutland Street, as “a complete eyesore,” and called on the hoardings to be removed immediately.

“It is a complete eyesore for those walking or driving past these streets. I have received a number of complaints from people that the image of the city is being tarnished with all these premises boarded up,” Cllr Leddin said.

“Visitors and tourists to our city who visit places like the magnificent Hunt Museum must surely be wondering is the whole city closing down when they look across the road,” he continued.

Cllr Leddin said that developers and local auctioneers needed to be more conscious of the image of the city when they go about erecting signs and hoardings.

He further suggested that the developers approach the Limerick School of Art and Design to find a more attractive alternative to the hoardings.

“I am sure students would be only too willing to be involved in designing a more appropriate method of securing these buildings,” Cllr Leddin told the Post.

When contacted by the Limerick Post on the issue, Pat Keogh embraced Cllr Leddin’s proposals.

Mr Keogh conceded that the hoardings were unattractive, adding that he would approach the Limerick School of Art and Design with a view to design something more appealing.

“We certainly don’t want the area to appear derelict,” he continued.

He said that the hoardings were erected due to continuous break-ins at the vacant premises, which stretch from Rutland Street to Patrick Street.

“We have no choice about this as we don’t know how long it’s going to take before we get planning permission. If we get planning soon, we’ll be able to start but we don’t know long that’s going to take,” he said.

Mr Keogh also defended the development from recent comments, which suggested that the city was losing out on commercial rates while the buildings remain unoccupied.

He claimed that 50 per cent of the rates were being paid even while the buildings were unused, and noted that rates for the Opera Centre would be much higher than those which were being charged once the development goes ahead.

When contacted by the Limerick Post, the director of the Limerick School of Art and Design, Richard Ruth, said that the art college would be more than happy to design something fitting for the building, as they have done in the past.

“We have done it before in the city, in particular on Bedford Row while building work was going on in the Marriot Hotel. Our sculpture department designed a facade which depicted images of people who were born in the Bedford Row maternity hospital,” Mr Ruth said, adding that this project had been particularly popular with the people of Limerick city.

He’s actually talking a lot of sense here, is Cllr Leddin. The City Council have been making lots of noises recently about improving the visual quality of the city centre, particularly the aesthetics of buildings and shopfronts. Why then have they not batted an eyelid at this recent development?

For those who havent seen them, large, white security screens have been attached to the buildings forming part of the opera centre site, enhancing the feeling of a ghost town on this high profile approach to the city centre.:(

@justnotbothered wrote:

What do they mean by “extend” I wonder. Odd building, could easily be part of a masons film.

I was a bit curious about that aswell. They’re not going to be allowed to make any such alterations to the temple building but there is a pebble dashed building to the rear that also forms part of the bank, I presume this is the part that would be extended.

@justnotbothered wrote:

Afaik, majority rules on the council, but the city manager (who has been quite coy all through this) will probably try and streamroll it through.

He was the guy who felt building on Cleeves Bank/Westfields was a top notch idea too, luckily, the councillors pulled him on it before he could sell it. I’m sure he’s waiting for another chance to work some “development” there too.

We need a manager who realises the city is more than just facing the river. All well and good focusing on the river, but areas like Parnell st and Roches st. are straight out of a neon Angela’s ashes. He should focus a little more on the entire city.

Maybe I was just being over-cynical in creating a hypothetical situation where lets say a councillor abstained in the vote, creating a stalemate. I thought I read somewhere before that the City manager (who attends all council meetings) would have the casting vote should it be required. With potentially only 1 vote in it at the moment, it could still go either way. Hopefully common sense will prevail though, there is no way this proposal can go ahead in its current form. I personally see this as a draft proposal that should stimulate a proper debate on the future of this site rather than a final solution. There is plenty of time to consider all the potential options and thats what should happen. With the remodeling works on the quayside between Shannon Bridge and Sarsfield Bridge getting underway in the autumn, the potential exists to create a really pleasant riverside space.

I like the idea of moving and rebuilding these structures on a different site. They might be no longer suitable for what has become a high profile location but they needent be lost for ever at the same time. The fact that they are such modest buildings aswell means that re-locating them shouldnt provide too much of a challenge.

Two items that came up for discussion at last weeks City Council meeeting. It looks like the proposal to redevelop the Limerick boat club site could be dead in the water! Sorry!:rolleyes: For the development to go ahead, the boat club would have to be removed from the list of protected structures and the site re-zoned, which would require the support of a majority of City Councillors

City councillors snub boat club proposals

City councillors have voiced strong objections to a proposed development on the site of Limerick Boat Club, insisting that the “modernistic and futuristic” design will take away from Sarsfield Bridge and its surroundings.

At this month’s city council meeting on Monday, Councillor Kathleen Leddin led a chorus of criticism of the joint application from the boat club and Fordmount Developments. “

This is the kind of development that will have to be looked at in a careful light. I think it will take away from the bridge, the monument on it and Shannon Boat Club on the other side. It’s a modernistic and futuristic building set in a very traditional area of Limerick. It’ll ruin the bridge, which has been there for years, with a big glass box,” she said of the proposed mixed-use development.

The plans aim to demolish the boat club—currently a listed building that has been located there since 1870—and create a four level, 4,215 square foot structure on Wellesley Pier.

It will incorporate offices, “civic space” and a restaurant and will also provide new pedestrian access at bridge level.

The boat club will be accommodated in the multi-million euro development, which was designed by Belfast based, McCann Moore Architects.

Cllr John Gilligan said that he was “appalled” at the proposals, which offer a “cheap answer” by using steel and glass for the ultra-modern design. “This will interfere with one of the most beautiful bridges in Ireland and also with the other boat club, which is very complementary. It’s appalling no matter what way you look at it. I would ask the council to protect the heritage of the city.”

Cllr Michael Hourigan asked “what will it look like in 25 or 50 years time?” while Cllr Maria Byrne referred to the design as “a monstrosity”.

Senior Executive Planner, Dick Tobin, warned councillors that plywood models often do not give a good overall impression. “In this case, we will probably be asking for visualisations of the plans in situ, particularly in the context of the surroundings and nearby buildings,” he said, adding that computer generated imagery would create a more accurate impression of the design.

For the project to go ahead, elected members will have to vote to remove the boat club from the list of protected structures and re-zone the site from to mixed use development instead of recreational use. A decision on the application is not expected until a later date in the summer.

Lack of movement on Opera Centre costing city at least €170k in rates

Limerick City Council is losing at least €170,000 a year in rates revenue because most of Patrick Street is vacant pending the beginning of work on the landmark ‘Opera Centre’.

This financial loss is also expected to increase because the project may not be complete for up to three years and the planning application has now been expanded to include more streets and properties.

Cllr Jim Long pointed out that on May 9, Regeneration Developments Ltd applied to incorporate the Town Hall and the Granary (both protected structures) and buildings on Ellen Street, Michael Street and Bank Place into the plans. “This means that the Granary and businesses on Ellen Street will cease to trade and then the loss of rates could double.”

Councillor Diarmuid Scully questioned a €650,000 deficit in the council’s 2007 end of year financial statement with specific reference to Patrick Street. He said that the longer a large section of the street remained vacant, the more “severe” the impact would be on council finances.

Acting Head of Finance, Pat Murnane, said that Patrick Street was just “one element” of the deficit while a €250,000 overdraft was another. “Any vacant commercial property in the city is entitled to a 50% refund on rates paid so the owner only has to pay half and the council loses out on this. This is where the €170,000 figure is coming from,” he said.

Cllr John Gilligan said that he has noticed a large number of vacant and derelict properties—some owned by “property speculators” that are “just lying there— and “this does very little for our coffers. We need a more rigorous pursual of developers that are leaving buildings vacant”.

The ‘Opera Centre’ will incorporate a massive multi-storey shopping centre with “retail anchors and 38 no. ancillary retail/service units”.

A decision on the planning application is due on July 3 and it was recently reported that construction may begin as soon as September if it is successful.

@Dan Sullivan wrote:

Curragour is still standing, and they appear to have effected some repairs to the part that fell down.

I actually took a detour down that way today, was half expecting to find it reduced to a big pile of bricks, happily its still very much intact and hopefully will stay that way despite the City councils best efforts. I was also pleasantly surprised to find that the streetscape works on Clancy Strand are basically complete. New paving, street lighting and riverside railings have been installed between Thomond and Sarsfield bridges and a mini plaza area with seating has been developed around the treaty stone. The new amenity area and slipway at the curragour bund is also substantially complete. All in all, a simple but highly effective re-modelling job!:)

Firstly there isnt a hope of 18 storeys even being considered for this part of town. However they should definitely take a closer look at the rest of the masterplan. As it stands, this is a pretty depressing part of the city centre, especially Upper Gerald Griffin Street and Sexton Street. These streets are simply crying out for investment and despite the huge building boom in Limerick over the last 15 years or so, they have remained practically untouched. It seems the only hope for regenerating this area is a comprehensive masterplan like this.

The aerial images show just how underutilised this area is, the core of the site basically consists of sheds and off-street parking!

Opera Centre plan ‘unlawful and invalid’

By Anne Sheridan

THE managing director of Trinity Rooms nightclub has described the plans for the revised Opera Centre as “unlawful and invalid”.
The developers have proposed to demolish modern extensions to The Granary, which they are also seeking to incorporate into their plans

Patrick Barry, managing director of Trinity Rooms, has submitted an observation to Limerick City Council’s planning department, where he stated that he is “very disappointed” that no representative of either Regeneration Developments or the other associated companies officially approached or wrote to Redroom Ltd, the company that runs the nightclub.

Mr Barry stated that the developers did not seek or obtain the consent of Redroom Ltd or its subsidiaries prior to lodging the revised planning application.

He concludes his application by stating that the “proposed redevelopment in its current configuration will put the day to day running of this business, cause undue hardship to our 95 employees, suppliers and customers.”

“Accordingly, I therefore believe this planning application is unlawful and invalid insofar as it includes or purports to include any part of The Granary used and occupied by the Trinity Rooms.”

Trinity Rooms are also battling to take ownership of a small piece of land, which borders the nightclub. As the owner of the land is unknown, Limerick City Council imposed a compulsory purchase order (CPO) on the land this March, which is currently being decided upon by An Bord Pleanala.

This site has also been included in the revised plans for the Opera Centre. James Rael of Rael & Son Contracts Ltd, Michael Street, also lodged a submission in relation to the proposed €350 million retail development, which is said to become the biggest in the Mid-West should the plans be passed by City Hall on this second occasion.

Limerick Leader

I wonder why these streets are considered less significant now than they were back in 2004, when the area of conservation was drawn up? Looks like the City Council are bending over to the developers again. This is obvious proof that they are really anxious for this development to proceed. Nothing wrong with that but the wholesale removal of streets from the conservation list is not the way to do business and runs the risk of setting an unwelcome precedent.

It is true though that much of the city centre now looks to be up for redevelopment. We know about the Arthur’s Quay area, but it also seems that a whole host of other city centre blocks are being looked at. The city centre strategy identifies the Brown Thomas site along with the blocks between Bedford Row/Sarsfield Street, Shannon Street/Bedford Row and Thomas Street/Roches Street as potential future development opportunites. A portion of William Street at the junction with Foxes Bow is also up for consideration. Of course all these buildings are in private ownership and theres no guarantee that wholesale redevelopment will take place.

How would posters here feel about these potential redevelopment opportunities? Theres no doubt that much of Lower O Connell Street is pretty shabby at the moment and certainly the likes of Brown Thomas, Bank of Ireland and Dunnes Stores would be no loss. It will be interesting to see what effects the streetscape renewal project will have on O Connell Street, will we see a repeat of the widespread upgrading and refurbishment of buildings that occurred on Bedford Row/ Thomas Street? An improvement in the quality of retailers is definitely required.

Below is O Connell Street at its junction with Shannon Street (kpmarek). As you can see only 4 buildings retain their original brickwork, the rest have theirs hidden behind either cement or some form of cladding. It would do wonders for the appearance of the street if the original facades were revealed again and sash windows installed. Does Limerick City Council have any guidelines regarding the standard of shopfronts and facades in the city centre?

Attached is an image of the same part of O Connell Street c.1910.