‘Lopsided’ development in Killaloe and Ballina

THE development of the twin communities of Ballina and Killaloe in recent years has been “lopsided”, a Clare planning consultant has claimed.
Brendan McGrath of Brendan McGrath and Associates, Corofin, made the charge in an appeal to An Bord Pleanála against the granting of planning permission for a new regional primary healthcare centre in Killaloe.
“The development of Killaloe-Ballina has been lopsided in recent years,” he commented in the objection. He pointed out that while the population of Killaloe actually fell between 2002 and 2006, the number of people living in Ballina grew by 57% in the same period.
Taking in the large area of the Killaloe and Ballina district electoral divisions, Mr McGrath pointed out the combined population in 2006 was 4,082, with 60% living on the Tipperary side of the river.
Mr McGrath made his comments in an objection lodged by Brian and Riona Grogan, Grogan’s Pharmacy and Opticians, Ballina against the grant of planning permission to John Deegan, c/o Garwin Farren, Annacotty, Limerick to build a new health centre covering 2,775m2 over two levels, accommodating a shared reception and a number of healthcare and community tenants with associated accommodation, substation, parking, signage and site works.
The proposed development at Shantraud, Killaloe originally included plans for 12 semi-detached dwellings providing sheltered housing for the elderly with associated parking and site works, which were subsequently omitted before the grant of permission.
Mr McGrath argued the proposed development is a material contravention of the adopted local area plan, as the site is zoned for residential development and community facilities.
“A primary healthcare centre serving a large part of East Clare and North Tipperary can’t be reasonably described as a local neighbourhood facility serving a residential neighbourhood. The site may become a base for Shannondoc, an out-of-hours medical service operated by local GPs, which would not be suitable within a residential area. Because the development of Killaloe and Ballina is inextricably linked, Clare County Council should have sought the views of the adjacent planning authority.
“The refusal of permission on appeal for a mixed-use development in Miltown Malbay for reasons including materially contravening a zoning objective of the West Clare Local Area Plan is a relevant precedent,” he stated.
He pointed out that the present physical distribution of health services broadly matched the existing population distribution, with three GPs in Ballina and one in Killaloe.
He said the subject site is not in either of the designated town centres and is on the far side of Killaloe from where the bulk of the population live.
“There is no continuous footpath on Hill Road or Convent Hill, Killaloe and the creation of such a path would be problematic given available road widths and alignments.
“The sewerage system is inadequate and the deficiency potentially affects an SAC. The treatment plant in Ballina has a stated capacity of 3,000 people, which is considerably exceeded if one considers the local population is about 3,000 and the plant is also taking sewage from hotels, restaurants, pubs and commercial premises.
“The proposed development is inadequately described and poses a potential threat to the viability of Killaloe and Ballina town centres,” he added.
A council planning report noted the development prompted 10 submissions, including four from existing pharmacies in Killaloe and Ballina. While some of the submissions voiced similar concerns, others argued the health centre has the potential to provide a valuable service, is consistent with the Health Service Executive’s (HSE) primary care strategy and would be a boost to the surrounding area.
In his submissions, Mr Deegan said he hopes to be able to provide patients easy access, as close to their home as possible, to a broad spectrum of care services through their primary care team. The team would include general practitioners, dentists, pharmacists, opticians and HSE employees, such as public health nurses.
The site is located within the settlement boundary of Killaloe town but is outside the architectural conservation area.
It is intended that the centre would serve a catchment area extending into East Clare, North Tipperary and North Limerick.