Ennis development decision appealed

THE developers behind controversial proposals to construct a €34 million retail development on the outskirts of Ennis have appealed the town council’s decision to refuse the development planning permission.
Michael Lynch Limited has requested that An Bord Pleanála hold an oral hearing to decide the fate of the project.
In January, Ennis Town Council refused planning permission for the development on a site at the Limerick Road/Tobarteascain Road, considering the proposal to be “premature” pending the upgrade of the wastewater treatment plant at Clareabbey and the implementation of the Ennis South Flood Relief Scheme.
The proposed development was opposed by a number of groups including Ennis Chamber, businesses and traders associations and residents, with fears that it could lead to a ‘doughnut effect’.
According to an appeal lodged by Tony Bamford Planning on behalf of Michael Lynch Ltd, “The application was refused for two technical reasons and both can be readily overcome through a series of appropriate and effective engineering solutions.”

The appeal goes on to state, “importantly, the planning authority did not raise any concerns in relation to the principal, scale, quantum or design of the proposed development. In this context, we request that the board holds an oral hearing in relation to the current project. This will enable the technical solutions available to resolve the engineering issues raised by the planning authority, in its notification of decision to refuse permission, to be considered in full by An Bord Pleanála, interested third parties, the planning authority and the applicant.”
It is stated that the applicant has “invested substantially” in acquiring three additional properties, which has taken close to five years but “will allow for the creation of a landmark development that addresses the Limerick Road, in accordance with the Ennis and Environs Development Plan 2008.”
The appeal insists that the proposed development accords with national, regional and local planning policy. It is pointed out that the board has accepted the lands are suitable for a district centre, and the application has “fully responded” to the board’s previous refusal on the site.
The appeal states that in accordance with national retail policy, the format of the development “conforms with the broad definition of a district centre and is of a scale subordinate to the town centre, thus respecting the established retail hierarchy”.
It is put forward that the development “will represent much-needed investment in the Ennis retail market”. The appeal states, “Substantial capacity exists in the area for both convenience and non-bulky comparison floor space. Given the inability to bring forward a suitable site in the town centre, the appeal site’s acknowledged suitability for a district centre would ensure additional family shopping is appropriately located within Ennis.”
The appeal goes on to say that the proposed development accords with the Ennis and Environs Development Plan 2008. It adds, “The subject site, located on the Limerick Road, has been earmarked for retail-led development since the County Retail Strategy 2003 and is designated as Proposal Site 7 (PS7) in the Ennis and Environs Development Plan 2008 as varied. It is recognised as a key opportunity site to ensure the provision of retail floorspace in Ennis reflects its status as a hub town and the premier retail and service centre for the county as set out in the Retail Strategy for the Mid-West Region, the County Development Plan and Ennis and Environs Development Plan.”
The developers insist, “Retail capacity and impact considerations have guided the overall scale of the proposal, to one that will complement rather than compete with the town centre. Many of the objectors have described the project as a shopping centre or retail park; that is, a large multi-unit development similar to the Crescent Shopping Centre in Limerick, Manor West in Tralee or even Monread Road in Naas. The proposal is none of these.
“The project does not have the scale or variety to be an alternative retail destination to Ennis town centre. The entire thesis of the project from conception was to provide a retail development that adds to the Ennis retail offer in a positive manner without detracting from the inherent attraction of Ennis town centre.”
The appeal points out that approximately 300 construction jobs and between 180 and 200 operational jobs in the foodstore alone will be created if the development is given the green light.
“In all material respects, the proposed development provides a key opportunity for Ennis to capitalise on a strategic and underutilised brownfield site on the southern entry to the town centre. The proposal will make a positive contribution not only to the urban fabric of the town, but also through the social benefits which will accrue, which include lasting local jobs for local people.”