Council questions Big Mac’s roof

PLANS by Supermacs boss Pat McDonagh to transform a fire damaged vacant building in Ennis’ market area have been put on hold as the planning authority raises a concern over the “visual impact” of proposals for the roof.
Clare County Council is seeking further information on the planning application to redevelop the former Western Fabrics building at the junction of Market Place and Garraunakilla Lane located within the Architectural Conservation Area (ACA) of Ennis.
If given the green light the planning application, lodged with Clare County Council earlier this year, would see the building redeveloped to create a commercial space and apartments. The proposal has been put forward by Softdrive Ltd, a company of which Mr McDonagh is director.
The plans involve the demolition of the fire damaged former furniture store and ancillary buildings along with the demolition of an existing adjoining two-storey commercial/retail building.
If granted permission the development will include the construction of a new two and part three storey building compromising a commercial retail, and office area on the ground floor along with three two-bed apartments on the first floor and two two-bed apartments on the second floor.
However, Clare County Council has ordered that further information or revised plans are needed to enable a decision to be made on the planning application.
In a letter to the developers, the planning authority point out the site is within the ACA of Ennis where it is an objective of the Development Plan 2023 – 2029 “to ensure that new developments within or adjacent to an ACA respect the established character context of the area and contribute positively to the ACA in terms of design, scale, setting and material finishes”.
The planning authority “welcomes the redevelopment of the site” however “more detailed consideration” in compliance with the development plans’ objective is needed on a number of aspects of the plans.
It notes the main roof profile of the building consists of a combined pitched and flat roof. “There is a concern in respect of the visual impact of this element of the proposal in particular the southern rear elevation which can be seen from Carmody Street which is extensive in scale and massing. It is also noted that there is a large area of empty space in the roof of the building which further adds to the overall scale of the elevation.”
The developers have been asked for confirmation of the purpose of this space and to “consider the reduction of the elevation where possible”. They have been invited to revise the elevation and reduce the scale and massing through revisions of the roof design incorporating more traditional pitch and proportions and or the stepping down of the roof level.
The further information request also states the elevation of the building on Market Place “requires additional consideration in respect of its siting within the context of the surrounding area and ACA”.
The developers have been asked to provide a revised elevation which considers a reduction in roof height, and a consideration of larger windows.
Revised details of materials, considering the use of slate roof tiles to match neighbouring windows, avoiding uPVC and “placing preference on more robust materials appropriate for use within the ACA” have also been sought. The developers have been advised input from a conservation architect should be sought where necessary. Confirmation of proposals for internalised private amenity space has also been sought.
As part of the initial application seeking planning permission a report by Connellan and Associates, planning and energy consultants, details that the existing buildings/structures on site “are of poor design, fire damaged and in substandard condition.”
It continues, “The former Western Fabrics building particularly detracts from the quality of its setting in the Market area because of its pivotal location.”
The report states, “The demolition and redevelopment of the structures on the site are desirable given the site’s prominent position at an important junction and the contribution that a more suitable designed building would make at this important urban location.”
The application notes the development site is located within an ACA. “This fact also adds considerably to the merits of demolishing the poorly designed existing building and adjacent fire damaged ancillary buildings and replacing them with a development designed to reflect the site’s traditional historic setting and which would add to the general urban quality of the area.”
The report outlines, “The proposed structures reflect traditional design in terms of height, simple vertical-emphasis fenestration and finishes. There is a clear visual distinction between the commercial usage of the ground floor and the residential use at the upper floors. The shop fronts are traditional in nature with adherence to standard shop front guidance and an emphasis on an acceptable colour palette. The added height of the building at the corner presents a stop point in visual terms but also acts as a transitional feature leading to the traditional two storey house at Garraunakilla.”
Making the case to grant planning permission the report points out Ennis is recognised as a “key town in strategic and settlement terms with a strategic aim that Ennis continues to develop as a driver of economic growth in County Clare and the region” and population growth in excess of 30% is anticipated by 2040.
It references that under the County Development Plan Garraunakilla Market is identified “as having an important role in the social – economic life of Ennis and its hinterland”.
The Development Plan states that while not an identified Opportunity Site, “the Council recognises the important role of the market in the socio-economic life of Ennis and its hinterland. The physical location of the market plays a key role in attracting pedestrians into the area and influencing footfall patterns through the town. Garraunakilla Market is a key link and fulcrum between the traditional principal shopping streets in the centre of the town and the preferred area for new retail development.
The redevelopment of the market has the potential to create strong synergies between the retail activities on main shopping streets of the town and areas in need of renewal.”
The Connellan and Associates report also points to the County Development Plan’s recognition that the retail sector is a key contributor to the local economy of Ennis and supporting a diverse and vibrant retail sector is one of the central aims of the plan. “The Council’s main aim is given as seeking to preserve and support existing retail businesses and enhancing the retail offer in the town centre while preserving the town’s attractive historic character,” it states.
And it points out the subject land is on “reasonably elevated land” and is not contained in any such flood zone designation.
The report concludes, “The existing development detracts from the town centre of Ennis and in particular its important Market Place setting. The proposed development is appropriate to its setting in visual and land usage terms and in terms of Development Plan policy. Particular attention has been paid to the design to ensure that it will enhance its location within this traditional and historic part of Ennis. It is considered that what is proposed is consistent with the overall proper planning and sustainable development of the area.”