Unkempt and derelict lands in the vicinity of Ceannt Station are to be transformed into new usable public realm, following the granting of planning permission by An Bord Pleanala for a development that is set to positively change forever the experience of living and working in Galway city centre.
The ‘Augustine Hill’ project, backed by Edward Capital and Summix Capital has received the green light and will comprise nine blocks ranging in height from one-storey to 21-storeys, including the erection of Galway’s tallest structure.
An Bord Pleanala granted a 10-year planning permission for the €320m mixed use development of lands adjacent to Ceannt Station. However, two residential towers were refused due to their excessive height, scale and for being too close to Forthill Cemetery.
It has also inserted a condition that removes floors from another two residential blocks.
However, despite the reduction in residential, the backers have welcomed the decision and their team are currently reviewing the planning conditions with a view to moving to the next stage.
While there is no date yet for when ground will be broken, in effect, it has already happened as the current construction work on the Bonham Quay site is part of the overall vision for the Bonham Quay/Augustine Hill area.
A spokesman told the Advertiser that it is a significant undertaking to deliver a 1.1m Sq ft development and it is likely there will be a phased delivery required, much in the way that Bonham has been developed.
Phased delivery
The Bonham Quay second block is already well advanced and the third block will be completed by mid-2024.
With reference to Augustine Hill, they said that will require careful planning and detailed design of the scheme to be completed together with working with Galway City Council to satisfy the pre development planning conditions.
Under the ABP decision, the overall number of residential units has been reduced by 144 to 260, a major reduction on the originally envisaged 404 apartments.
As part of the development, permission was granted for a new hotel with 186 bedrooms in a nine and ten-storey building, as well as a shopping centre over three floors with two departments stores and 28 other shops; 19 cafe/restaurant/bar units; a multi-screen cinema; over 1,200 bike parking spaces and over 400 car parking spaces.
Edward Capital and Summix Capital welcomed the positive recommendation made by the An Bord Pleanála Inspector noting some of the following positive conclusions in the Inspectors Report:
They told the Advertiser that ABP acknowledge the proposed mixed use development at Augustine Hill, “is a strategically located city centre site earmarked for regeneration in national, regional and local policy, that would introduce a new vibrant urban quarter in the heart of Galway City, encompassing a broad range and variety of uses, including a substantial residential component, which would be highly accessible by a variety of modes of transport and would provide for a natural expansion of the city centre with a very high quality and engaging public realm connecting the city core with the seafront.”
They also welcome the acknowledgment that the proposed development incorporates a substantial increase in density and height which would help to achieve compact growth in a manner which, with some further amelioration of height and scale, would positively contribute to the architectural character of the city.
Heugh reduction was necessary
They also accept that the reduction in height and scale is necessary to enable successful integration and protection of the city’s heritage assets.
ABP in its ruling said that the proposed network of streets and civic spaces, with a strong pedestrian priority and attractive places to linger, would create a high quality, liveable and safe public realm, which would serve to integrate the new urban quarter into the fine urban grain of the historic city core.
“This form of mixed use development, located adjacent to all the services and facilities that the city has to offer, together with a high quality public transport interchange, which is due to be significantly upgraded in the near future, would help to counteract the recent trends toward urban sprawl in the outskirts of the city, which have exacerbated unsustainable travel patterns to date, and the low level of parking provision together with the high level of cycle parking and facilities, would make a significant contribution to modal shift to more sustainable travel patterns”
“It is considered, therefore, that subject to the amendments discussed in the preceding sections, the proposed development would make a significant contribution towards the achievement of compact and sustainable development as envisaged in the NPF, the MASP and the City Development Plan 2023-2029, by providing a new and vibrant urban quarter, which would have a transformative and positive effect on the character and townscape of Galway City.”
Planners also said it will create a high quality, liveable and vibrant urban quarter with a distinctive sense of place and attractive public realm which would facilitate the natural expansion of the city centre by linking the historic core with the sea and a new residential neighbourhood close to a range of amenities and facilities.
It would involve the retention and sensitive re-use of the bulk of the historic building fabric within the site thereby securing its future; and make a positive contribution to the architectural character of the area.
They found it would not seriously injure the amenities of development in the area and the character and appearance of protected structures in the vicinity. Or that it would not have a significant and detrimental impact on any heritage assets or important views and vistas within the city.
The proposed development would therefore be in accordance with the proper planning and sustainable development of the area,” it reported.
