Plans approved for part-demolition of Limerick hotel and major mixed-use development

Seán McCárthaigh

Planning permission has been granted for a multi-million euro development that involves the partial demolition of a hotel in Limerick and the construction of a new six-storey mixed-use building on the outskirts of the city.

An Bord Pleanála has upheld the decision of Limerick City and County Council to approve the proposed development by Can2 Investments Limited at the site of the Grand National South Court Hotel in Raheen.

The plans provide for the partial development of the 152-bedroom hotel together with the construction of 84 apartments, a creche, gym, library and several retail units.

They also include an extension to the hotel with a “hotel link” to the mixed-use development.

The extension will provide a new reception area, café, kitchen, as well as an extension to the existing “Cream Room” bar, as well as underground parking for almost 150 vehicles.

An Bord Pleanála rejected a number of appeals against the council’s decision, including from two residents’ groups.

Subject to compliance with a number of planning conditions and taking into account its scale, design and height, the board said the proposed development would achieve an acceptable standard of design.

The board was also satisfied that it would not seriously injure the residential or visual amenities of the area or properties in the vicinity.

It also concluded that the plans would respect the existing character of the area and would be acceptable in terms of traffic, pedestrian safety and convenience.

Can2 Investments had originally sought planning permission for 104 apartments, but Limerick City and County Council directed the company to reduce the height of the building by one storey – a condition retained by An Bord Pleanála, which reduced the number of units by 20.

The developer also appealed a condition imposed by the council requiring it to make a special contribution of €100,000 towards the provision of a zebra crossing on a nearby road, claiming it was “unwarranted.”

However, the board upheld the council’s position and said it was reasonable that the developer should contribute towards specific exceptional costs which the local authority incurred in the provision of public services which would benefit the proposed development.

In their appeal, The Grange Residents’ Association acknowledged the need for more housing in Limerick but claimed the proposed development was more suited to a city centre location due to its height.

The group expressed concern about plans for access points to the new development, which they feared could give rise to traffic safety issues due to a lack of safe crossing points for pedestrians.

They also objected to a condition that would allow construction work on the site to begin at 7am on all days, which they claimed was too early and would result in residents having no reprieve from noise and disruption even at weekends.

In addition, the residents expressed concern about inadequate infrastructure in the area for the existing population, with local schools already at full capacity with no standalone community or sports centre in the locality.

In a separate appeal, residents of the nearby Courtfields estate claimed the plans represented “a gross overdevelopment” of the site that would materially impinge on their residential amenities.

However, an inspector with An Bord Pleanála concluded that the proposed scheme would not result in any undue overlooking, overshadowing or overbearing impact on neighbouring properties, including the Courtfields estate.