The company whose proposed plans for a three block build-to-rent complex in Balbriggan have run into planning problems, appears to be indicating that they will proceed with a plan which the residents would likely see as an even worse proposal should a High Court review be allowed to proceed.
The original plan for the former Tesco shopping centre on Quay Street and John Street, Balbriggan, from Rhonellen Developments was for 101 mostly one and two bedroom apartments was granted by Fingal County Council.
Fingal had approved the “Build to Rent (BTR) development” of three blocks of which 41 would be one bedroom, 41 two bedroom and 19 studio apartments. The original plan was revised by An Bord Pleanála in November 2021. This required that the seventh story of one of the three blocks be omitted.
Central to the objections lodged with An Bord Pleanála by the Balbriggan Community Council and other local residents were issues related to the sustainability and nature of their community. Among the issues highlighted was the huge growth of population which had already increased by almost 300% from 8,500 to 24,611 between 1996 and 2016. The proposed development would contribute to exceeding already projected further growth up to 2026.
It was also felt by some objectors that Build to Rent development “would be more suited to transient residents” and that it was preferable that there be a “mix of rented and owned properties.” Also impacted would be local employment given the loss of potential retail sites in the centre of Balbriggan.
Balbriggan Community Council had applied to the High Court in February 2022 for a judicial review of the approval by An Bord Pleanála.
Rhonellen Developments has apparently now let it be known that it will seek an alternative usage for the site – to use the site as an accommodation centre for persons who have applied for asylum – if legal challenges stop their current plans. As reported, “the developer is now exploring the potential for a refugee accommodation centre as an alternative for the site and has sought a pre-planning meeting with local planners to discuss the option.”
Rhonellen Developments is part of a group of companies owned by A.J Noonan. The other director of Rhonellen Holdings is Thomas Patrick Burke. Noonan is also the sole owner of other companies including NRC Holdings, Raith Properties and Dominic Street Campus.
Noonan was appointed to the board of the state Strategic Banking Corporation (SBCI)) and served as a non-executive director of the body between 2015 and January 2024. The purpose of the SBCI established in 2014 is to ensure access to funding for small to medium enterprises (SMEs). Noonan was also for a time Chair of the Small Firms Association.
All laudatory aims no doubt, but the extent to which build-to-rent apartments and least of all refugee accommodation centres contribute to the fostering of local small businesses must be questioned.
Indeed, a notable aspect of the growing protests across communities in the state to the accommodation centres has been the perceived damage to local businesses – not least by the diversion of tourist accommodation into lucrative state accommodation contracts.
The apparent decision by Rhonellen to proceed with plans for an accommodation centre should their plan for the build-to-rent continue to be frustrated has elicited an unfavourable response in some quarters. Some locals posting on social media have pointed to the running down of the town and the lack of vibrant local businesses.
Some of the reaction might be summarised as taking the view that Rhonellen is basically telling the people of Balbriggan that you can either have one thing which many of you have objected to – or you can have something else which you are pretty certain not to particularly like either.
The planning process does allow for consideration of social and other impacts outside of issues directly related to the size or siting or other criteria related to the actual buildings proposed.
While An Bord Pleanala inspector’s report on the Balbriggan development refers to such considerations, including the “quality of place” related to the existing area, heritage, businesses etc, it privileged other considerations. Chief of which is the state’s explicit commitment to “the need to increase housing supply as a critical action” – with high density accommodation now being central to that.
It will be interesting then to see where matters proceed from here. Rhonellen has placed a motion before the High Court which if successful would deny the right of Balbriggan Community Council to be granted a judicial review. If successful that would raise a whole series of questions related to how the planning process operates.
Gript attempted to contact both the Balbriggan Community Council and Rhonlellen for comment on the reports but had received no response prior to publication.