Pettitt’s get green light for Wexford bowling alley
A new state of the art family entertainment centre will be built in the centre of town after An Bord Pleanala gave the development the green light.
Oyster Lane Ltd had applied to Wexford County Council for a change of use on the vacant number 3 unit at Stonebridge from retail to a family entertainment centre to include a bowling alley, a children’s play area and a restaurant.
Oyster Lane Ltd has a registered address at St Aidan’s Shopping Centre and its directors are listed as businessmen and hoteliers Des and Cormac Pettitt and Philip Gavin.
Last July Wexford County Council granted planning permission to Oyster Lane Ltd to build the entertainment centre subject to several conditions.
However the decision was appealed to An Bord Pleanala by Aileen O’Connor of Leisuremax in Sinnottstown Lane, Drinagh while Playzone in Clonard Retail Park is listed as an observer.
Last week An Bord Pleanala granted permission for the development subject to a number of conditions.
The main conditions include a restriction on opening hours between 10 a.m. and 10 p.m. Monday to Saturday and 12.30 p.m. and 10 p.m. on Sundays and Bank Holidays. In addition the precise details of signage for the northern elevation of the building must be submitted to Wexford County Council for approval.
In making her appeal to An Bord Pleanala Frank O’Gallachoir acting on behalf of Ms O’Connor said that the description of the development is misleading saying it is a leisure centre. She claimed that the proposed pedestrian access to the centre is unsafe as it is a shared surface and would constitute an endangerment to public safety.
Furthermore she said that Oyster Lane is subject to anti-social behaviour and as a result is unsuitable as an access point to a family entertainment centre.
She also said that there were inaccuracies in the application drawings and no details of fascia signage were submitted.
Playzone in Clonard Retail Park said a third leisure centre in the area would compete with its business and make survival unsustainable.
Inspector Erika Casey with An Bord Pleanala said the site is zoned as town centre and cultural, recreational, leisure and restaurant developments are all permitted.
She said that according to the development plan Wexford County Council ‘ remains committed to providing adequate community, recreational and cultural facilities to serve the needs and expectations of the growing population of Wexford’.
Mr O’Gallachoir in the appeal on behalf of Ms O’Connor said that the proposed development would ‘constitute a serious traffic hazard and endangerment of public safety especially for pedestrians’.
It noted that Oyster lane is not pedestrianised as cars can access the lane to utilise car parking areas located to the rear of properties at Main Street and the Quays. It is also used as loading bays for shops on Main Street.
He claimed that as Oyster Lane is a shared surface with no footpaths it is not suitable for pedestrians to access the development.
The appeal went on to say that Oyster Lane is subject to antisocial behaviour and making it an unsatisfactory public access for a family entertainment centre which would cater largely for children.
It was also claimed that the development description is misleading and does not give comprehensive details of the nature and extent of development proposed as required by the Planning Regulations.
He said: ‘The development is not a family entertainment centre as more than 50 per cent of the area would be used for bowling alleys and restaurant uses. He said that in Ms O’Connor’s opinion it is a leisure centre not a family entertainment centre adding that the opening hours should be limited if it is a family focussed centre.
The appeal also raised concerns that the building could be used as a roller derby or ice rink as the internal configuration is subject to approval.
Finally the appeal read that inadequate details regarding the elevational signage have been submitted.
Responding to the appeal Oyster Lane Ltd pointed out that Ms. O’Connor’s business would be a competitor if the application received planning permission and asked that the appeal be dismissed ‘on the basis that its sole intent is to delay the application’.
It claimed that the proposed development is fully compatible with the zoning objective for the area and complementary to the primary retail function of the town centre and will increase footfall in the area.
It said that it will also add to the range of uses within the town centre and represents a significant enhancement to the night time economy.
Oyster Lane Ltd said that there was no evidence that the development would endanger public safety adding that to suggest that a shared surface is not suitable for pedestrians is contrary to the principles of good urban design.
It said: ‘the objective of such shared surfaces is to give greater priority to pedestrians and reduce dominance of vehicular traffic’.
It went on to say that there was no evidence provided to show that anti-social behaviour occurred on Oyster Lane saying it is a well lit area which is used frequently.
It said that utilising a currently vacant unit will serve to increase footfall.
In respect of claims that the development constituted a leisure centre rather than a family entertainment centre Oyster Lane Ltd said that ‘the everyday understanding of leisure centre has a distinct emphasis on sport and uses such as swimming and gymnasium’ rather than activities such as bowling and rejected the notion that ‘a family entertainment centre is focussed primarily on the activities of children as families encompass a range of age groups from young children to teenagers’.
In response to concerns about signage Oyster Lane Ltd said it is common practice that signage is dealt with by way of condition.
Addressing the appeal Wexford County Council pointed out that ‘the planning system should not be used to inhibit competition, preserve existing commercial interests or prevent innovation and asked An Bord Pleanala to uphold its decision to grant permission,
In her report Inspector Casey said that the ‘ongoing vacancy and obsolescence (of the building) detracts from the streetscape. She said that the proposed family entertainment centre is an appropriate use of the site and ‘will be a complementary facility for Wexford town centre, enhancing the overall attractions and offering of the town centre’.
‘It is important for the vitality and viability of town centres that a range of retail, social, community, recreational and leisure facilities are provided. This is necessary to enhance the overall customer experience, length of customer stay and to create possibilities for linked trips. The proposed development will contribute to the mix of town centre uses and attractions.’
Inspector Casey went on to say that the importance of the night time economy to the vitality of town centre is increasingly recognised through initiatives such as ‘Purple Flag’.
‘It is considered that the entertainment centre, which will open after normal shopping hours, will contribute to the evening economy in a positive manner’, she said adding ‘it is not considered necessary to restrict the hours of opening.
She said that she was satisfied that the nature of the development is sufficiently detailed in the planning application and agreed that any proposal to change the use of the unit to an ice rink or similar would require a separate planning permission.
With regards to the health and safety of pedestrians using Oyster Lane Ms Casey said that vehicular traffic is ‘generally very limited’ and would have no adverse impact on pedestrian safety.
She said that there was no evidence of anti-social behaviour submitted by Ms O’Connor adding it would ‘the comments appear to be anecdotal. The regeneration of this long vacant unit as an entertainment centre will improve footfall, enhance activity and provide passive surveillance of the streetscape’. Ms Casey said she had ‘no concerns regarding the safety of patrons’.
In respect of the signage she said it will have to be approved before being erected and recommended planning be granted as it would help the sustainable development of the area.