A decision is due at the end of the month on an appeal to An Bord Pleanála against a planning condition imposed on overhaul plans for the North Point retail and office development on the Tuam Road – most of which has been vacant for the past decade.
The new owners of the building are planning a change of use of the upper floors of the building to medical clinic use (including a renal dialysis unit) and specialist office space for around 400 workers.
ALC (Glenamaddy) Ltd – which is owned by Galway brothers Michael and Albert Conneally of Glenman Corporation – were granted permission by Galway City Council last year for changes to the basement and ground level parking to include electric vehicle charging points, motorbike parking and bike spaces.
They also received permission to change the first floor from industrial usage to medical clinic use and to change the permitted wholesale retail usage to office space.
On the second floor, the owners propose to construct specialist office space, with solar panels on roof level overhead.
There are also proposals to give the facades of the building an overhaul and new signage.
Despite an objection from Dundalk-based businessman Sean O’Hanlon – who argued that the medical clinic would not be compatible with the ‘CI’ (Enterprise, Light Industry and Commercial) zoning – the Council granted permission.
The Council stated that a precedent had been established at Harrmack House on the Tuam Road where a unit’s usage had been changed from bulky retail to medical use and that a medical clinic would not compete directly with the primacy of the city centre.
According to the application, the proposal will help to address the problem with most of the building lying vacant.
“Unfortunately, this development has suffered from periods of high vacancy. In an effort to eliminate this, the owners have been in consultation with a number of potential clients as to how the space could be maximised or manipulated to cater for differing economic needs.
“It is after this consultation that this application has been arrived at, whereby the building owner is seeking to provide the maximum floor space within the existing building with associated uses that the market is seeking at the moment.
“The proposed development also allows for improved landscaping, electric vehicle charging stations, solar panels at roof level and all-round improvements to the existing building.
“The proposal seeks to remedy legacy vacancy issues that the North Point development has suffered from by maximising the development’s potential, improving the general external areas and diversifying the unit uses. This would be positive for the area,” the application reads.
The Council approved the application, but said that prior to the occupation of the units, the precise details of the proposed occupants must first be agreed on by the local authority.
A Mobility Management Plan – for staff and visitors to the building – must also be drawn up prior to occupation and a financial contribution of just over €170,000 must be made to the Council towards the cost of providing public services in the immediate area.
The City Council had raised concerns about the building’s non-compliance with fire and building regulations and ordered a full structural survey.
Structural engineers were appointed to assess the building and have detailed remedial works for structural deficiencies which were required. Further calculations on the foundations will be carried out now that planning permission has been granted.
Assurances have also been provided to the Chief Fire Officer that any issue with non-compliance with fire regulations will be addressed now that planning permission has been granted.
A stipulation was also attached that revised drawings be submitted showing the omission of 27 parking spaces at the rear (Ballybane) entrance to the site.
That condition was subsequently appealed by the new owners who said the Council’s rationale was flawed and that it would have a detrimental impact on the function of the property.
“Due to the fact that a number of the units are accessed from the rear and the nature of the proposed uses of the units, it is seen as imperative that some surface parking is provided in this area.
“Not only will this support the effective use of the units, but were these spaces to be omitted from them design, it is seen as inevitable that ad hoc roadside parking will occur along the rear estate road and impact on the effective flow of traffic in the area,” the appeal reads.
The appellants added that the parking spaces would be critical to the function of the dialysis unit and their omission would cause unnecessary exertion for patients.
A decision on the appeal is expected by March 31.
The entire North Point complex was developed in 2008 by Tom Considine and Paddy Sweeney at an estimated cost of around €30 million and was constructed by Glenman Corporation.
The Conneally brothers are understood to have purchased most of the building in early 2019 for €2.25 million. Some of the units are separately owned.
Spanish Arch project to highlight dangers of rising sea levels and flooding
From the Galway City Tribune – The city will now receive twice-daily illuminated reminders of the potential dangers of sea surges in a joint science and art project which had its first showing this week at the Spanish Arch.
Each day, at the times of high tides in Galway Bay – morning and evening – the Spanish Arch will be it up by the Línnte na Farraige environmental group.
The Spanish Arch has been chosen as the city location for the ‘high tide illuminations’ – the Galway site is the first of a number of coastal locations selected for the light shows.
Two Finnish artists – Timo Aho and Pekka Nittyvirta – are responsible for the bars of light that will appear on the Spanish Arch, indicating the projected rise in sea levels from future storm surges.
According to the artists, the striking visual light installations are designed to ‘open eyes and minds to potential future storm surge levels around Ireland’s coastlines’.
One of the scientists involved in the project, Dr Zoe Roseby, of Trinity College, Dublin, said that the goal of the project was to ‘provoke a dialogue around rising sea levels to demonstrate that the future is still in our own hands’.
Dr Roseby said that the Spanish Arch had been picked because it was a location of local significance to highlight the link between greenhouse gas emissions and rising sea levels.
“Línnte na Farraige aims to encourage individuals to consider how collective societal action can mitigate climate change and sea level rise, to ultimately inspire a more sustainable and resilient future,” she said.
According to Línnte na Farraige – funded by the Dept of Environment’s Creative Climate Action initiative – since sea levels were first measured in Galway in 1842, they have risen by 25 to 30 centimetres.
“In recent years, Galway has become the go-to for reporting on coastal flooding associated with storms. Storm surges occur when strong winds drive water in the direction of the coast. The impacts of these events are then exacerbated by high Spring Tides,” Línnte na Farraige stated.
Galway’s most dramatic relatively recent sea surge event occurred on January 2, 2018, when Storm Eleanor caused sea waters to rise above the dock walls leading to severe flooding along Dock Road, Merchants Road, Flood Street, Quay Street, Spanish Parade and Claddagh areas.
According to Línnte na Farraige, on that occasion, the water levels had risen by 90cms above the base of the Spanish Arch, Now their line of light – first shown last Thursday – will appear 1.9 metres above that base line.
“This indicates the predicted rise in sea levels of a similar storm surge in 2150 when sea levels have risen by one metre — a moderate climate change scenario,” Línnte na Farraige point out.
The group also state that ‘solar panels and renewably powered batteries will be used as part of the installation to power the lights, which only turn on twice a day during rising tides.
Fears that interim Emergency Department at UHG will become long term
From the Galway City Tribune – The new ‘temporary’ Emergency Department (ED) at University Hospital Galway is due to open over the coming weeks, the HSE has confirmed.
The HSE – in a reply to a question from Cllr John Connolly (FF) – said that the ‘interim ED’, would have a capacity of 43 patient bays, as compared to 34 in the pre-Covid ED.
However, Cllr Connolly told the Galway City Tribune that while he welcomed the news on the interim ED, he feared ‘this new temporary facility could test the meaning of the word temporary’.
“I want to see a real commitment and urgency about the provision of the new permanent ED at the hospital which is to be done in tandem with the proposed maternity and paediatric units.
“As things stand, the whole process hasn’t even come near the planning stage and is currently being looked at under a public spending evaluation process. This needs to get moved on,”” said Cllr Connolly.
At this week’s Regional Health Forum, the HSE in a written reply, told Cllr Connolly that the new ‘interim, temporary ED’ – a project started in June, 2021 – would offer an improved service as compared to the previous facility.
The temporary ED will provide 43 single closed cubicles and extra resuscitation bays providing greater dignity and privacy for patients,” the HSE stated. The organisation also confirmed that the opening date for the new ED unit was the end of September or early October .
In a letter last March to the Minister for Public Expenditure, Michael McGrath, Cllr Connolly recalled that in December, 2015, the then Taoiseach Enda Kenny had highlighted the problems in ED at UHG.
“On December 1, 2015, the Taoiseach told Dáil Éireann that the Emergency Department at UHG was one of the most inadequate facilities in the country and needed to be replaced and that the staff there worked under extraordinary conditions,” Cllr Connolly outlined in the letter.
He also said that while he acknowledged the need to ensure value for money in public expenditure, this shouldn’t be done at the expense of providing adequate and appropriate levels of emergency health care for people.
“Can I specifically and purposely ask, that as Minister for Public Expenditure, you would agree to tempering the demands of the Public Spending Code in a bid to hasten the progression of the project.
“I would also ask that in conjunction with the Minister for Health you would endorse this project [the permanent ED/Maternity units] progressing to planning, procurement and construction forthwith,” Cllr Connolly stated in his letter of March 29 last.
Stars for businesses who offer proper services to disabled people
Maggie Woods is always ready for a challenge. The latest is serving as project director of the Galway Gold Star initiative, which is designed to improve accessibility and services for disabled people at businesses in Galway City.
It will be launched this Tuesday, October 4, in the Connacht Hotel from 11am-2pm and all are invited to attend
Based on the Gold Star Disability Project developed by the HSE, this scheme will allow restaurants, shops and other businesses to be rewarded with Bronze, Silver or Gold Star awards for the services they provide for people with disabilities.
Minister of State for Disabilities Anne Rabbitte and Mayor Clodagh Higgins will lead the launch, which is being run through the Galway City Partnership (GCP), and will be headed up by Maggie, a long-time disability advocate.
She started in the new position this year.
“I am delighted to be part of the Galway City Partnership (GCP) team and get the opportunity to work on a project so close to my heart,” she said.
“Like a lot of people, I love Galway but know from first-hand experience that it’s difficult to navigate the city when you have a disability, whether you use a wheelchair or have a less-visible condition like chronic fatigue or an intellectual disability. This is a way to address the lack of services and accessibility – as well as educating people about disability issues.”
She said the goal of the Gold Star initiative was to make Galway a city that was accessible to everyone, doing that through positive reinforcement rather than focusing on the negatives.
Maggie will be working with Galway restaurants, shops and other businesses along with GCP and the Access for All Galway network, finding common ground on ways to improve access and services for disabled people.
Removing barriers for disabled people is a cause she is passionate about and has been advocating for all her life. As one of the youngest survivors in Ireland of the Thalidomide drug disaster, she has faced a lifetime of adversity and succeeded through hard work and a positive outlook. She worked most of her working life for The Irish Wheelchair Association in several capacities, in Tuam Resource Centre. She was also chairperson of the Irish Thalidomide Association and negotiated with government for people born with disabilities caused by the biggest drug catastrophe in the late 1950s and early 1960s. In addition, when she was in her 30s, she organised a fundraiser for the Galway Hospice Foundation, flying a small Cessna plane from Galway to Shannon and back, and raised €8,000.
The mother of two sons and two grandsons, she celebrated a big birthday this year with family and friends, but her fight for disabled services is not slowing down.
“I came to Galway about 38 years ago with a weekend bag and never left. I know the people of Galway will work with me in making the project a success,” she says.
The Galway Gold Star initiative, which is officially titled Access Together Galway, will be administered by GCP, using money provided by the Disability Participation and Awareness Fund approved in December 2021 by Minister Anne Rabbitte.
This initiative will follow the design of similar successful Gold Star programmes in Cashel and Tipperary towns. These support the implementation of the United Nations Convention on the Rights of Persons with Disabilities (UNCRPD), which was ratified by Ireland in 2018.
The guest speaker at Tuesday’s launch will be Anne Bradshaw of HSE Tipperary, where the original Gold Star initiative was rolled out. Declan Brassil, CEO of GCP, will speak on how the Gold Star will benefit the entire Galway community, not just people with disabilities. Access for All chairperson Marian Maloney will give the closing address. Members of the Chamber of Commerce will also attend. Entertainment will be provided, along with light refreshments.