I'm at the @LimerickStrand for day two of the @anbordpleanala oral hearing into Project Opera. Submissions today from parties including @limerickchamber, @JanOSullivanTD, @snngroup and the
@HuntMuseum. Follow this thread for up to minute coverage.
@Limerick_Leader
@HuntMuseum. Follow this thread for up to minute coverage.
@Limerick_Leader
First up today, @AnTaisce_Limk's Michelle Hayes. She says the Project Opera developer failed to consider reasonable alternatives to minimise environmental risk to water of the proposed Abbey River pipe which will discharge waste into the Abbey River.
13 nests, from seven species of boards were discovered within the boundary of the proposed site, including birds which are red-listed and amber listed for conservation purposes.
And the solicitor has raised the issue of bat species again repeating her assertion that 'three species, namely soprano, pipistrelle, common pipistrelle and leislers bat are present on site.'
She said counsel acting for @LimerickCouncil were 'dismissive' in their approach to the species at the hearing yesterday.
The high rise block, Ms Hayes said is 'visually intrusive dominant and disrupts the landscape'
'It is noted that application was made by the planning authority developer to the department for the transfer of €12.5m from the regeneration budget to fund purchase of Opera. Yet only 16 apartments containing 34 bedrooms are to be provided in this large scale development'
On the high rise block, Ms Hayes said it would 'obliterate forever the delicate interplay between the city's historic structures and streetscapes'.
Still for @AnTaisce_Limk, Ms Hayes says the developer has not done any work on climate change mitigation. 'What is the effect of overheating on the glazed windows of the tower block and other glass features?'
'What would be the impact of another Storm Ophelia or another Best from the East or an unusually warm summer like 2018? Where are the climate change mitigation measures proposed, if any?'
'Likewise, there has been no proper consideration of the impact of major disasters or accidents on the development'. She pointed out London Fire Authorities did not have capacity to deal with Greenfell Tower Fire in 2017.
'It is not an option for the developer to say take it or leave it, accept this proposal or the site will not be developed, yet that is what has been presented by the developer'. Ms Hayes concluded application is 'unsustainable and fundamentally flawed'
In questions to @LimerickCouncil representatives, Ms Hayes has seized on a previous comment made in regard of the potential of a market being opened in the Opera courtyard. She said local Market Trustee laws prevent the opening of new markets within a mile of Potato Market.
@LimerickCouncil Gavin Lawlor acknowledged this and said it 'might change' proposals going forward.
@LimerickCouncil On the lack of homes in Project Opera raiised by An Taisce, Mr Lawlor said: 'There could be an inference that housing was included in the budget', but he said it is a misdescription'. Money was never allocated on housing basis in the €12.5m given from govt to council to purchase
@LimerickCouncil I suspect this will be challenged by some objectors later on today.
@LimerickCouncil In response to Ms Hayes claims on climate change, Mr Lawlor said it is addressed by @LimerickCouncil in various parts of its submission. Ms Hayes 'does not accept this', saying a number of issues remain unaddressed.
@LimerickCouncil Up next here at the oral hearing is the first group wholly in favour of the €180m development. @LimerickChamber chief executive @deecorbettryan nails her colours to the mast immediately, saying organisation, which reps over 450 firms, 'wholeheartedly supports Opera development'
@LimerickCouncil @LimerickChamber @deecorbettryan She rejected submissions which question the market demand for office space in the city. 'Chamber firmly believes that not only is there demand for Grade A space but that the delivery of this office stock is crucial if we are to retain existing investment and attract FDI.'
@LimerickCouncil @LimerickChamber @deecorbettryan Also rejected fears of a 'dead zone' in area, saying @LimerickChamber working with gardai to free up resources.
@LimerickCouncil @LimerickChamber @deecorbettryan Next up, @snngroup director of public affairs @cm_kelleher. 'If we are to be successful in growing urban areas, need to be environment aimed at developing business'. Critical to achieving IE2040 objectives.
@LimerickCouncil @LimerickChamber @deecorbettryan @snngroup @cm_kelleher 'We believe advancing regeneration of Opera site in line with govt policy and balanced regional development'.
@LimerickCouncil @LimerickChamber @deecorbettryan @snngroup @cm_kelleher If Mid-West wants to continue attracting FDI, important accommodation for workers is made available, she warns.
@LimerickCouncil @LimerickChamber @deecorbettryan @snngroup @cm_kelleher She feels Opera will benefit from tourists.
@LimerickCouncil @LimerickChamber @deecorbettryan @snngroup @cm_kelleher Michael Tiernan, the MD of Tiernan Properties, which runs Arthur's Quay: 'For the past 30 yeares, Limerick has seen significant market failure in office and retail accommodation'. He highlights move of offices from city to suburbs.
Between 2007 and 2012, the rent roll in Arthur's Quay SC dropped 66% and did not recover. Rent reductions in Cruises Street down by a massive 80% in 20 years. 50% of 1989 rent, which is incredible, Mr Tiernan added.
'We are dependent on Penneys and Brown Thomas to keep the city alive'
Good overview of city's fortunes here - as the city has declined, suburbs have thrived. Crescent SC doubled in size since year 2000, Mr Tiernan said.
'No other city in Ireland has suffered in the way #Limerick has'. Retail rent in city is at 50% of that in suburbs. Even in suburbs, he pointed out developments which never quite finished - namely Coonagh Cross, and Horizon Mall.
60% of fashion floor space at Crescent SC, Mr Tiernan points out.
Mr Tiernan: 'In 2010, it was said city was at a tipping point. Now, we have gone beyond that'. Merger of two Limerick Councils in 2014 saw 'the end of the planning feud'
'There is a dearth of suitable accommodation in city centre to serve multiple occupiers requirements. At best, they will settle in suburbs," he warned.
'People used to travel from far and wide to the city centre. Now they travel to the suburban shopping centres'
'I have no doubt a tall building will fit in very well to #Limerick city centre', Mr Tiernan said, in response to criticism of the landmark structure at heart of Opera.
David O'Brien, Limerick Civic Trust is next: 'We have very similar aspirations to proposed development on Opera site'
'We note that in case of Opera, 40 sites being taken out of dereliction - significantly more than last proposed development in this area. It's a model for rest of historic stock in centre'
Interesting note: Mr O'Brien has disclosed the Earl of Limerick is fully in favour of Project Opera.
'Urban restoration has to start somewhere, and the Civic Trust is saying it must start with the Opera Ccentre' - Mr O'Brien
David O'Brien: 'Nothing preventing there being a market in Project Opera'. He dismissed a previous fear raised by Michelle Hayes of @AnTaisce_Limk
@AnTaisce_Limk Jill Cousens of the @HuntMuseum: 'We have plans to flip the front of museum to riverside. It's connected to the world class waterfront proposals which follow on from Opera'
'We are really excited by a state-of-the-art public library opposite us. Our dream is to have a joint cultural heritage facility, placing our heritage at the centre of city. What would be better than this new public library?'
She has requested a tunnel going under the road linking @HuntMuseum and the library to allow easy linkage for kids. 'Don't tell me it's not possible, there is going to be underground car parking'
Sadly, Gavin Lawlor for @limerickcouncil said it's not something they think they can do. He has suggested a pedestrian crossing at Bank Place instead.
@LimerickCouncil One of the most recognisable people in Limerick city, Helen O'Donnell is now addressing the hearing: 'We existed on a smelly, dirty, derelict street', referring to Patrick Street.
A @TidyTownsIre stalwart, Helen pointed to previous reports that suggested #Limerick is 'marred' by derelict buildings.
@TidyTownsIre 'As business owners we are at the lowest ebb right now. We have seen employers move from our part of the city. It's having a devastating effect on our street'. Offices will not be replaced until standard improved. We need more LEED gold standard accommodation'
@TidyTownsIre 'We are hanging on by our fingernails in this street', she added.
@TidyTownsIre Back for the afternoon session of the @anbordpleanala oral hearing into Project Opera here at the @LimerickStrand. The @IrishGeorgian is set to give evidence.
@TidyTownsIre @anbordpleanala @LimerickStrand @IrishGeorgian Conor Hourigan of the society says the landmark 14-storey tower is 'unsuitable' for its height, massing, scale and materials, and the tower is not mandated by Limerick 2030. He said the plan makes no mention of a multi-storey tower.
@TidyTownsIre @anbordpleanala @LimerickStrand @IrishGeorgian 'The @IrishGeorgian would like to see a much lower building on Bank Place that will not impact on the greater streetcape of Bank Place, harmonising with the existing terrace and Granary, while making a strong contemporary statement.'
@TidyTownsIre @anbordpleanala @LimerickStrand @IrishGeorgian 'The proposed structures will break the line of the street that links the Hunt Museum to the gridded new town'
@TidyTownsIre @anbordpleanala @LimerickStrand @IrishGeorgian Mr Hourigan is revealing closer views of Project Opera, which he believes provide a more accurate representation of how the landmark building will appear to the naked eye than the artists' impressions. Tower block is 'offensive', and 'does not respect the neighbouring buildings'
He said design is 'beyond absurd'. This tower is a 'big object, it's not a slender tower'.
Mr Hourigan also expressed concern the proposed new structures inc the library, the apart hotel, and tower will 'significantly disrupt the integrity of this late 18th century urban area by showing a lack of sensitivity to plot widths, materials, heights and scale'
Incidentally, for those who are interested, I was speaking with the inspector Pauline Fitzpatrick at lunchtime, and she is insisting that the oral hearing will wrap up today. Four submissions left today including one on housing by @JanOSullivanTD
@JanOSullivanTD Tension between one representative of @LimerickCouncil, Dermot Flanagan, and Conor Hourigan of the @IrishGeorgian, who jokingly said 'I will try not to cause a riot'. Comment appeared to strike a nerve with Mr Flanagan.
@JanOSullivanTD @LimerickCouncil @IrishGeorgian A roundup and video of some comments from high-profile city businessman Michael Tiernan here: tiny.cc/japxgz
@JanOSullivanTD @LimerickCouncil @IrishGeorgian Stabilising works on Opera site was criticised by Conor Hourigan of @IrishGeorgian of being 'basic', seemingly to the disagreement of Mr Flanagan. The pair have been engaging in some light baiting for the last 20 minutes now.
@JanOSullivanTD @LimerickCouncil @IrishGeorgian Mr Flanagan urged the @anbordpleanala inspector to take on board views of @HuntMuseum which were perhaps more complementary to Project Opera.
@JanOSullivanTD @LimerickCouncil @IrishGeorgian @anbordpleanala @HuntMuseum Another architect up now, Peter Carroll, a senior lecturer at @UL. He's up for development at Opera. 'Who wouldn't like to see #Limerick strengthened?,' he asks the hearing.
Two choices, he said: this plan which moves straight back to the 1970s overbelief in shortsighted commercial greed, or re-think it all with a forward looking, inventive plan for a living city.
He's 'shocked to the core' at seeing 'od fashioned and conventional attitudes' looking at exclusively speculative office developments, with little domestic component. This is not the kind of proposal that makes a city come alive.'
'This project will benefit from large sums of money from the EU, normally on condition is contains dwellings and housing. Yet all that is offered here is an apartment hotel in one corner'
