Sale of the Opera Centre site: An ending and a beginning

As you may have gathered from posts below, the Opera Centre site has been acquired by Limerick City Council with funding provided by the Department of Environment, Community and Local Government. The Limerick Regeneration Agency was closely involved in the process and it is now hoped that this strategic site will be used for housing, civic, and commercial uses. There is a perception that regeneration only takes place in the four targeted, disadvantaged areas in the city but for the three strands of the process—social, physical and economic—to work, everything is contingent on a strong, vibrant city centre. Now for a story more dramatic than La Traviata…

The road to nowhere…

Limerick City Centre has been steadily declining over the last few years. There are a growing number of vacant units on main thoroughfares such as Cruises Street, William Street and O’Connell Street as retailers go under or move. These shops sometimes relocate to suburban centres or retail parks such as the Crescent Shopping Centre or the Childers Road Retail Park. This ‘doughnut effect’ is literally strangling the city. And at very root of it was when a massive site spanning over Patrick Street, Rutland Street, Bank Place, Ellen Street and Michael Street was earmarked to be the home of the ‘Opera Centre’ AKA "Munster’s largest shopping centre".

In 2005, Patrick Street was a busy street with lots of shops and other businesses such as the Limerick Post Newspaper. Then the Celtic Tiger roared, some developers saw potential in the site and started putting together a plan. Tenants gradually moved out and within a short time, one of the main approaches to the city seemed like a ghost street. One of the most historically rich streets in Limerick started its descent into shabbiness. It housed the former town hall and the birthplace of lauded opera singer, Catherine Hayes, in whose ‘honour’ the doomed development was named.

The plan grew ever more ambitious and a short time after, the entire site was sold for a whopping €110 million to the ironically named, Regeneration Developments. The planning process for a project so vast and complex takes time. The original plans got planning permission in 2006 but the merry-go-round of objections, revisions and appeals to An Bord Pleanála followed. BP eventually granted permission for a bigger development in 2009—in the throes of recession with the bottom falling out of the property market. That year, as a reporter with the Limerick Independent I wrote a mildly ominous blog post (including an article from the paper) doubting that the €350 million centre would ever come to pass.

Over the last two years, the entire site has lain idle while gradually deteriorating. The mirage of artist’s impressions of the site evaporated into the depressing visage of an eyesore. JP McManus even contributed to improve the desperate appearance of Patrick Street. In the meantime, Parkway Valley, another partially completed development on the city’s outskirts had also stalled. The examples mirrored the situation of ghost estates and developments around Ireland. Like many others, the developers’ loans were taken into NAMA and the site went on sale again a month ago for €12.5 million.

What now…

The Opera Centre site’s zoning—its designated use—is ‘commercial’. I anticipate a portion of the site to be used for retail still but because the remit is now for ‘regeneration’ the use could be much more diverse. I think getting occupants for at least some of the commercial units in that stretch is important, not just with shops but perhaps offices. The plans allowed for one/two anchor stores and it is understood that Marks & Spencer’s still have an interest in setting up in Limerick. If a brand of that strength set up in the city centre it would be a coup and a vote of confidence that we sorely need. But rates revenue isn’t everything and the retail sector is facing significant challenges. I think the original plans will undergo major adjustments.

If I’m not mistaken, under the Planning Act, the council can re-zone the site for housing and/or civic use without having to go through An Bord Pleanála. The city housing list is still massive. Some of the buildings along Patrick Street would make remarkable homes; they’re spacious, four-storey buildings. If those houses had gardens/a communal garden, the location is great. They could be used for sheltered housing i.e. for the elderly or housing for homeless people. They could be transitional or permanent homes for people in the regeneration areas.  

The Granary building, which currently houses the city library, is bordering the site and as the council is researching possible sites for a new library anyway—that might be one of the civic uses. The Jim Kemmy Municipal Museum also needs a new home and the site has a rich history. It is part of our Georgian heritage and close to King’s Island, one of the oldest areas in Limerick (King John’s Castle and its surrounds are also poised to be redeveloped for 2012). The home of Catherine Hayes (3-4 Patrick Street) was always meant to be preserved so perhaps the city museum could be housed there or in an adjacent spot? I also think there is fantastic scope for the University of Limerick and/or the Limerick Institute of Technology to have a presence in the city centre at the site. The council could offer it as a multi-purpose space for the arts, community and voluntary sector. It could be a shared base for innovative business start-ups. The possibilities are limitless, as is the potential.

That’s all folks…   

I love Limerick, in case you haven’t noticed! The Opera Centre site has long blighted our fair city. It was a monument to Celtic Tiger folly and excess. The redevelopment will take imagination and vision. As many people as possible should be consulted for what will be a gargantuan task. I feel better knowing that Limerick City Council will be driving it, not a money hungry developer. LCC never stop getting slated, even for things they are not responsible for or have no control over. The default reaction when something is wrong in Limerick is to blame the council and they don’t always deserve it!

I’ve had a lot of dealings with local politicians and civil servants through reporting on local issues. They have often stonewalled and frustrated me at every turn ha ha BUT I respect them and in my experience, they work very hard and they care. They have a thankless and unenviable task to make things better for all of us. So I’m putting my faith in the council to do their best with this site. All eyes are on them and they carry the heavy weight of expectation on their shoulders. I sincerely hope they succeed and we can all see the curtain come down on this, to a satisfying end on a high note.