Modified plan unveiled for lower high-rise building as part of 'transformative plan' for Tullamore

THE high-rise building proposed for Tullamore could be lowered by two floors according to a new plan put forward by the developer.

Cayenne Holdings, a company headed up by local businessman Seamus Kane, was refused permission to for a mixed commercial and residential scheme on the former Tesco site at the rear of Patrick Street.

When they turned down the project last month, the Offaly County Council planners referred in particular to a 12-storey/13-floor building which would have dominated the site.

In an appeal lodged with An Bord Pleanala, Cayenne Holdings defends its plan for a 13-floor tower but also floats an alternative.

There are four new buildings in the Distillery Yard plan and the developer is suggesting that building three be reduced from 13 floors to 11.

The developer says this building, by far the tallest proposed, would effectively be 10 storeys because the ground floor has a mezzanine level.

An eight-floor building (see picture below) could be lowered to six, another will remain at six floors while another will be reduced from six to four.

Two other buildings which reuse existing structures will remain at between two and three floors.

The appeal to the boards states that the developer feels “deeply that the right answer for Tullamore is for a high density tranformative development on this site to take place and wishes to provide the Bord with every opportunity to grant permission for same”.

The lowering of the buildings will cut the number of apartments from 204 to 158, reducing the density from about 240 units per hectare – which the council said was far too high – to 185 units per hectare.

Cayenne Holdings argues that densities should be calculated across the whole site, including the portion nearer the canal where an Aldi supermarket will be built but where no apartments are proposed.

That would result in an overall density of 103 units per hectare and the developer also stresses that the original proposal for 92 car parking spaces and 480 bike spaces remains in place.

The developer also states that the reduction in apartment numbers is the maximum possible: “Any further reduction would simply make the development unviable and our client would be forced to consider alternative solutions for the use of this site. The well received proposals for the ground floor area, including the mix of uses and the extensive areas of public realm simply cannot be delivered without a quantum of development above also being delivered.”

READ: PLAN TURNED DOWN BY COUNCIL - 

The appeal expresses the developer's disappointment that the original plan was refused despite assessments which “indicated that the proposals could be positively assimilated in to Tullamore and would assist in transforming the otherwise rundown nature of the town centre”.

“It is considered that the proposal is a significant urban regeneration scheme in the middle of Tullamore that will have an entirely positive transformative effect on the town and will assist in re-enlivening the centre of the town which has been suffering from decline for many years.”

The developer insists that buildings of at least six storeys are permitted on the site and adds: “While the proposed development is taller than existing developments in the area, the careful and high quality design and positioning of the taller elements of the proposal reduces the overall perception of scale of these taller buildings within the town centre. The aim of the proposal is to provide a landmark structure within the centre of Tullamore, further strengthening the sense of place.”

In relation to concerns about fire safety, it is said that the design exceeds current practice in Ireland, a second staircase will be provided in the tallest building which will “futureproof” the development and take account of international best practice in fire engineering.

The council also had concerns about traffic and the developer points out that it controls both buildings either side of the short portion of Offally Street which joins William (Colmcille) Street.

The council planners also pointed to the lack of a linkage with a lane leading to Patrick Street, saying a fence had been erected there.

The developer says linkages through and around the site will be increased and there will be a new east-west street connecting Offally Street to O'Connell Street (off Kilbride Street).