Offaly County Council refuses planning for large-scale residential and commercial town centre development

Cayenne Holdings Limited lodged plans with the Council on February 7 this year for planning permission to develop a large residential development (LRD), for sites at DE William's House, a protected structure in Patrick Street, at numbers 1-4 in De Bruns, Patrick street, numbers 1-6 at the Corn Loft in Patrick Street and at the car park, Quinnsworth, Kilbride Street, Tullamore.

The plans had attracted support from some businesses in Tullamore who said it would increase footfall and boost the town’s future growth, but was opposed by the Heritage Council.

The large scale residential and commercial development would have involved, a café-restaurant and retail, along with childcare uses, all contained in a number of buildings consisting of six blocks, ranging in height from 2-13 storeys overall, including Mezzanine levels at ground floor, and including DE Williams house.

The plans involved 204 apartments proposed within four apartment buildings - to consist of a mix of 102 one-beds, 91 two-beds, and 11 three-bed units, provided with balconies or outdoor private amenity areas. The residential element would have encompassed 16,765 sqm.

The non-residential element consisted of a childcare facility (224 sqm) and 20 commercial units all at ground and mezzanine levels (3,926 sqm overall), nine were proposed as café or licensed restaurant units, while 11 units were proposed as commercial units for retail.

Apartment block one would have consisted of eight storeys: 74 apartments, a childcare facility and outdoor play space, and six retail units. Block two was to six storeys high, with 20 apartments and three retail units.

Block three was to 11-13 storeys, consisting of 82 apartments, and two retail units, cycle and undercroft car parking spaces. Support poles for telecommunications equipment was also proposed.

Block four was to consist of two elements that were five and six storeys - 28 apartments and two cafés or licensed restaurants.

Block five was planned to be two – three storeys, and partially within the existing De Brun’s building, along with a change of use to two café-licensed restaurant units.

Block six was planned as two-three storeys above basement, and partially contained within the existing DE Williams house, along with five café-restaurant units.

Works to the DE Williams House and a stone-built, former outbuilding, were to include a change of use to a café licensed restaurant use, consisting of five units, along with the provision of a new link structure to access both buildings.

The plans included pedestrian and cyclist access from Patrick Street and Offaly Street, and via a proposed east-west pedestrian street, located on the northern boundary, and also for deliveries or refuse). Vehicular access was planned to serve the development, and would have been provided from O’Connell Street and Offaly Street, Columcille Street.

The gross floor area for the projects was 21,700 sqm on a site of 8,530sqm. The application may also be inspected online at www.thedistilleryyard.ie, set up by applicant. The site was generally bounded by Patrick Street to the south, Columcille street to the east, to the west by O’Connell street, and to the north by Offaly Street.

The plans attracted submissions from five parties, including from the Tullamore and District Chamber of Commerce in support of the project. “We would like to make a submission in support of the above planning application,” wrote Anthony Hanniffy, President of the Chamber.

“As you know this town centre site has been derelict for a long number of years. This proposal of mixed use development is a major opportunity which which should entice footfall into our town which will benefit all retailers. We encourage Offaly County Council to grant permission for the development as we see it as a major building block in the future growth of our town.”

Guy Clothing and Kode Clothing and Footwear also submitted a letter in support. “As two retail businesses located in the heart of Tullamore town, we welcome this proposed development as an exciting and adventurous opportunity for the town that will enhance the retail offering in the town centre and bring more footfall which will benefit all retailers.

“We also welcome the mixed nature of the development with a large number of new town centre apartment dwellings coupled with food and beverage element of the development to bring life and vibrancy to the town centre out of normal 9 to 5 hours.

“We encourage Offaly County Council to grant permission for the development as we see this proposal as the catalyst for the resurgence and future growth of Tullamore,” added Anthony and Kara Kearns.

However, the Heritage Council outlined concerns relating to architectural heritage, the visual impact, County Development Plan compliance and ecology.

“We consider the approach to this development flawed. There is disregard to existing townscape character resulting in a design that by virtue of its mass, height, bulk, and scale, is completely inappropriate to the county town context.

"The dynamic between high density and high buildings is conflated, resulting in a proposal that would set a very undesirable precedent for inner town core redevelopment in historic towns throughout Ireland. As such the Heritage Council does not support the scheme as currently proposed,” wrote the Council.

Offaly County Council refused planning permission on Wednesday, March 27.