Westmeath County Council have been accused of planning inconsistencies with regard to last week’s decision to refuse planning to Aldi for a new discount store in Mullingar.
The multinational retail company had tried for the second time in a year to get permission for a new store at the site of the former Westmeath Motors car showroom, adjacent to McIntyre’s Spar on the Dublin Road. Last year they were granted permission by the Council, only for that decision to be overturned by An Bord Pleanála. Having gone back to the drawing board following that refusal, Aldi had every reason to be confident the Council would again grant them permission to develop the largely vacant site, but this time they were refused outright.
The owners of the site, brothers Noel and Ray McIntyre, were understandably disappointed with the planning decision, but they remain positive about the future of their site. Local County Councillors Aidan Davit and Mick Dollard were a little less than positive, accusing the Council of planning inconsistencies.
It is understood that Aldi, who would comment on the refusal, will go back to An Bord Pleanála in the hope of opening a second Mullingar store. Industry sources told Topic their existing Mullingar store is one of the busiest in the country and is currently operating beyond expectations.
POSITIVE
“We remain committed to working with the planning authorities and developing the site,” said Noel McIntyre. “Whilst the decision was certainly a disappointment, we’re currently regrouping our team and assessing all options going forward.”
The brothers say they have received “a lot of support” from the business community in the town, but especially their customers, local residents and friends. “The positivity and goodwill towards this development and the unilateral support out there has been greatly appreciated,” said Noel. “In business you have to deal with these things. You get knocked down, but you can always get back up again.”
Last year, Aldi and the McIntyre brothers (who have been trading on site since 1967) received planning permission to demolish the former Westmeath Motors car showroom and in its place build a new Aldi store.
This was then appealed to an Bord Pleanála who in turn overturned the Council’s decision and refused it planning. They thought the new application addressed An Bord Pleanála’s problems, with more parking and less retail space just two of a number of changes.
SUBMISSIONS
However, this plan was opposed in submissions made on behalf of Tesco Ireland and Jimmy and Anne Buckley of Mullingar Supermarkets Ltd.
GVA Planning and Regeneration Ltd., on behalf of Tesco Ireland, had concerns over the design, and mentioned a narrow gable to the front. They also said car parking was poorly designed and prominent. They added it was contrary to mixed use zoning and would have a retail impact on the town centre.
BMA Planning Consultants, on behalf of Jimmy and Anne Buckley, said the proposed development was a supermarket, not a discount foodstore. They said it was contrary to mixed use zoning and no Retail Impact Assessment or sequential test was supplied.
Bill Masterson of Glenview Heights had a number of comments related to access and noise levels during construction and with deliveries.
REFUSAL
The Council’s executive planner, R Brown, in turn refused the store permission on the grounds it would constitute “overdevelopment of a restricted site and would result in undesirable piecemeal development of lands zoned mixed use.” It would result in “conflict” between it and the existing petrol station in terms of operation and vehicle movements and therefore would be contrary to proper planning and sustainable development of the area. The planner added it would endanger public safety by reason of traffic hazard.
Local Councillors Aidan Davitt (FF) and Mick Dollard (Lab) sit on opposite sides of the Council Chamber, but they were united in their support for the Aldi development.
Cllr Davitt says the McIntyre family did “everything possible and everything by the book” to make the development happen, and he was mystified as to why the Council would change their mind with a point blank refusal.
“It’s very disappointing that they didn’t even give the option of putting it out for further information,” Cllr Davitt said. “This blatant refusal was a stupid decision,” Cllr Dollard added.
COSTLY
Cllr Davitt said this project has cost the McIntyre family a lot. “When they developed Buy-Lo in 2010, they spent over €80,000 on the entrance with lights and crossings which, they were told, would allow for a large retail development and make the entrance and the road safe. And now it’s a traffic risk?”
Both said the current building creates a bad first impression of the town. “This building has served its time,” said Davitt. “We need a new modern building at this critical entrance to Mullingar and what better than a multinational company to show the town means business?”
Cllr Dollard agreed, saying it is a key objective in the County Development Plan to have attractive buildings and clean sites coming into main towns. “This refusal totally overlooks that,” he said.
The eastern side of Mullingar has been “crying out for a development like this,” added Dollard, pointing to the a huge population area stretching from D’Alton Park to Lakepoint, through Pettiswood onto the Ardmore Road and soon, into Marlinstown.
“The greater needs of the people of this area are not being met with this planning refusal.”
Both men said Mullingar needs multinational companies. “What message does this refusal send out to anyone wanting to invest in the east of Mullingar?” asked Dollard. “Westmeath County Council should be taking both arms off multinational companies like Aldi. We have an IDA Business Park with one tenant. Do they want inward investment in Mullingar? Look at the Lidl refusal (in Patrick Street). Westmeath County Council had a site on the C-Link that they were trying to sell to Lidl but it went to An Bord Pleanála instead and Lidl got their way.”
Cllr Dollard went on to claim the two objections from other retailers were “vexatious”. Cllr Davitt said the issues in a submission from a local resident could have been dealt with by a further information request.
“This would have been common sense planning. If they had problems, let them be addressed before refusing,” concluded Cllr Davitt.
