Tullamore Draft Framework under fire ''does little to address town's real needs''

The draft Tullamore Regeneration Framework [TRF] document has ''some attractive qualities,'' but ''does little to address the town's real needs.'' That's just one of the strong views contained in a submission to the council in relation to proposals set out in the framework which will lead the town into 2040.

The plan looks at 8 opportunity sites and how they can be ''unlocked and brought back into the town and the development of the town,'' said Senior Executive Officer Jean Ryan, at the October meeting of Tullamore Municipal District.

A submission from BDP said ''there is an urgent need for a step change to rejuvenate Tullamore's town centre. The limited number of available sites must be leveraged to their full potential, ensuring they serve as catalysts for comprehensive regeneration. These draft proposals are significantly limiting the potential for these sites.''

BDP argues that proposals for the Texas site are not ambitious enough. It points out that under planning guidelines ''Metropolitan towns with a population greater than 1,500 should have a residential density in the range of 50dph (dwellings per hectare) to 150dph in town centres. The proposed density of 27 units per hectare is significantly lower than the guidelines set forth in the National Planning Framework,'' the submission contends.

Responding Offaly County Council said '' Tullamore is not designated a ‘Metropolitan Town’ in the EMRA [Eastern and Midlands Regional Assembly] RSES [Regional Spatial and Economic Strategy] but rather a ‘Key Town.’''

The Tribune has looked at the Government Guidelines which state that, ''It is a policy and objective of these guidelines that residential densities in the range 30dph to 50dph (net) shall generally be applied at suburban and urban extension locations for Key Towns and Large Towns and that densities of up to 80 dph (net) shall be open for consideration at accessible suburban/urban extension locations.''

The BDP submission continues, that the draft proposals in the framework are ''significantly limiting the potential for these sites in terms of placing constraints on density, height and quantum of public space. The plan should incorporate elements that create a pull factor for both visitors and future inhabitants, such as mixed-use developments that combine retail, residential, and recreational spaces. There is increased demand for a larger retail space which the existing town does not allocate for. These contemporary retail spaces need to be provided for within the two remaining opportunity sites and shouldn’t lead to further retail sprawl to out of town locations.''

The submission remarked that Offaly County Council has previously set out ''a brilliant vision and ambition for the townland and its opportunity sites. However, the current proposal dilutes this vision.''

Tullamore Chamber of Commerce [TCOC] also took issue with the number of dwellings being proposed for the Texas site. They said 22 apartments is ''a totally insufficient ambition for a site of this size and importance in the Town Centre. Developers in outer urban sites are being told to achieve a density of 35 units/Ha which is inappropriate for housing schemes in Tullamore. Density should be graduated from the centre out with 50 plus units/Ha in town centre falling to 25/HA further out where apartments are inappropriate.''

The Chamber also disagreed with the framework proposals for land at Tullamore Railway Station which indicates that the land would be used primarily for residential development, which the Chamber said suggests Tullamore is a commuter town.

''Tullamore Railway Station and surrounding lands present a unique opportunity not to be overlooked. TCOC proposes the expansion of the Tullamore Railway Station site and surrounding lands to incorporate a state-of-the-art exhibition centre and an adjoining hotel. This visionary suggestion aims to transform Tullamore into a premier destination for business, tourism, and community events, significantly enhancing the local economy and quality of life.''

A submission from Offaly Disability Equality Network [ODEN] said ''25% of the population have or will have mobility issues. The TRF must make provision to meet their needs. Spaces need to be reserved for elderly drivers in addition to those designated for disabled drivers and people with children.''

Other submissions came from Grapemont and there was even a submission from as far away as New Zealand. They can be viewed on the Offaly County Council website.