An Bord Pleanála backs refusal for €34m Ennis retail development

CONTROVERSIAL plans by Michael Lynch Ltd for a €34 million retail development on the outskirts of Ennis have been refused by An Bord Pleanála. This comes more than two years after the proposal for the site on the Limerick Road/Tobarteascain Road was originally put before Ennis Town Council, who later refused the plans in January 2012 on the grounds the development would be premature pending upgrades of waste water treatment and the implementation of the Ennis South Flood Relief Scheme.
This week, An Bord Pleanála upheld the decision of the local authority, in a move that has been welcomed by local campaigners against the development who had feared it would lead to a ‘doughnut effect’ in the county capital.
Several attempts were made by The Clare Champion to contact Michael Lynch Ltd for comment on the decision, however, these were unsuccessful.
In making its decision to refuse permission, An Bord Pleanála stated it considered the proposed development “would fail to provide for synergy with the established shopping centres and would adversely affect the vitality and viability of the existing town centre”. This conclusion was made “by reason of its location outside and remote from the town centre of Ennis or any designated district centre, its high level of accessibility by car and the lack of any connectivity with the retail core area”.
The board also stated they were not satisfied there were no alternative sites in the town centre of edge of town centre considered suitable, available and viable. The board found the proposed development would therefore be contrary to Retail Planning Guidelines for Planning Authorities, the Retail Strategy for Ennis as set out in the Retail Strategy for the Mid-West and in the Ennis and Environs Development Plan.
Upholding the local authority’s decision, the board found the proposed development would be premature pending the upgrading of the Clareabbey Wastewater Treatment Plant and associated sewer network. The proposed development was also found to be located on a site, which is designated as Flood Zone A and B, high to moderate flood risk, in the Ennis and Environs Development Plan. The board considered the development would be premature pending the implementation of the flood relief scheme.
The planned retail development, which was to include a foodstore more than 7,500m2 in size and 610 parking spaces, was opposed by a number of local groups including Ennis Chamber, businesses and traders’ associations and local residents.
Ennis Chamber welcomed the outcome of An Bord Pleanála to uphold the decision of Ennis Town Council not to grant planning permission for the retail development.
Speaking in relation to the decision, CEO of Ennis Chamber Rita McInerney said, “Ennis Chamber has consulted widely with the business community and participated actively in the planning process over the past two years in relation to this development. We believe that the scale and location of such a development would be detrimental to the survival of businesses as well as that of jobs in Ennis.
“We have seen similar developments and their consequences in towns and cities around the country. Ennis has taken a stand on this issue as we did not want to become another statistic where out-of-town development have resulted in the demise of other town centres in Ireland. And the business community was not alone on this, we received huge support from residents and employees alike who could see the negative impact that out-of-town developments are having in other towns and they did not wish for this to happen in Ennis.”
President of Ennis Chamber Michelle Madden went on to say “We are pleased that An Bord Pleanála upheld the original decision of Ennis Town Council and agreed with the submissions of Ennis Chamber and the business community in relation to the impact on the viability of Ennis that such a development would have. Ennis Chamber is pro-development and welcomes increased competition and enhancement in the retail offering of the town. However, such developments must be of the correct scale and take place in a sustainable manner, which ensures that the businesses and employees who have invested their livelihoods in Ennis are maintained.”