Treasury Holdings Ltd has finally won planning permission to redevelop Stillorgan Shopping Centre in south Co Dublin, after earlier plans were rejected by An Bord Pleanála three times over the past 10 years.
In its latest ruling, the appeals board granted permission subject to 25 conditions for the partial demolition, refurbishment and extension of the shopping centre, which first opened 40 years ago, making it the oldest such purpose-built retail facility in the State.
Dún Laoghaire-Rathdown County Council's decision last September to approve the current plan had been appealed by the Stillorgan District Community and Residents Alliance and by Treasury's subsidiary, Myrmidon Ltd, which objected to some of the conditions.
The residents' alliance lodged its appeal despite a public relations campaign by Treasury in support of its plans, which were also the subject of detailed public consultations.
Stillorgan had seen a 14 per cent drop in patronage following completion of Dundrum Town Centre.
An Bord Pleanála said it had taken account of revised plans (by architects Duffy Mitchell O'Donoghue), including "improvements . . . to the public domain and streetscape in the vicinity" as well as the retail planning strategy for the greater Dublin area issued in 2001.
Subject to compliance with the conditions it laid down, the board said the proposed development would support the continued viability of Stillorgan as a designated district centre and "would not seriously injure the amenities or depreciate the value of property in the vicinity".
In refusing permission for an earlier scheme in 2003, the board cited its scale and associated car parking, saying it would constitute "over-development" of the 2.9-hectare (7-acre) site and create serious traffic congestion because of the limited capacity of the road network.
Treasury, which bought the old shopping centre in 1996 for £38 million (€48.35 million) and racked up €7 million in preparing its plans, was extremely disappointed by this ruling, with joint managing director Richard Barrett criticising the board as "maverick and unpredictable".
"We don't mind being turned down for valid reasons", he told The Irish Times in September 2003. "Normally a board decision is a roadmap by which we make the necessary amendments to a development, but in this case they keep making up new grounds each time."
The revised plans involve demolishing 6,961sq m (74,928sq ft) of the existing centre, refurbishing 9,278sq m (99,868sq ft) and extending it by 32,113sq m (345,664sq ft). This would give it a gross floor area of 41,391sq m (445,532sq ft).
The amount of retail space would be 18,046sq m (194,247sq ft) and there would be 895 car parking spaces, mainly on the upper levels of a complex that would range up to four storeys in height around a semi-covered L-shaped shopping mall.
An Bord Pleanála specified that the amount of retail floor space in the scheme "shall not be increased" and all areas indicated in the drawings for uses other than retail, such as a gym, "shall not be converted to use for retail" without first obtaining planning approval.
It also laid down that a bus lane must be provided along the entire Lower Kilmacud Road frontage as well as taxi ranks and cycle parking at street level within and a new pedestrian crossing on the Old Dublin Road, near the former Baumann's yard.
Construction work is to be restricted to between 8am and 7pm Monday to Friday and between 8am and 1pm on Saturdays, to reduce its impact on adjoining houses. "No construction work of any kind shall be carried out on Sundays and public holidays".
Before the opening of the redeveloped shopping centre, a mobility management strategy must be agreed in writing with the county council, providing incentives to encourage the use of public transport by staff and to reduce and regulate the extent of staff parking.
Six mature trees on the site must be retained and protected against damage during construction work. The developers are also required to make a financial contribution of more than €3.6 million in respect of public infrastructure and facilities benefiting development in the area.
Stillorgan's facelift: other developments
Stillorgan is set for massive change, with other developments in the pipeline as well as the redevelopment of the shopping centre approved yesterday.
An Bord Pleanála has already approved the redevelopment of the nearby Blake's site and undeveloped land at the junction of Stillorgan Park and Stillorgan Park Avenue. This plan includes commercial and apartment development ranging in height from six to 12 storeys.
Both the shopping centre and the Blake's site are owned by Real Estate Opportunities (REO), in which Treasury Holdings is the majority shareholder.
A third site, the Stillorgan Bowl and Leisureplex opposite the shopping centre, also belongs to REO, which bought it from Ciarán and Colum Butler. An Bord Pleanála rejected approval for a residential, commercial and leisure complex on it proposed by the Butlers in 2005. It included a 15-storey tower. The board ruled that the plan was premature in advance of a local area plan.
All of these sites have been included in an overall "vision" for the area produced by Treasury Holdings in consultation with local residents. They will also be covered by Dún Laoghaire-Rathdown County Council's area plan, due to be completed in six to eight months.
Treasury Holdings has said that it may alter and reapply for approvals for all of their properties depending on the outcome of the local area plan. ... Fiona Gartland
