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Does Ennis need another Shopping Centre?
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What Ireland's Eating? is now on the RTE Player, the feature on supermarkets starts about 28 mins (approx) in.
http://www.rte.ie/player/#!v=11197580 -
I found a link to that Clare Champion Story -littlesthobo wrote: »There was an article recently in one of the Clare papers mentioning all the empty retail units in town. A plan should be devised to put to use what we have rather than building another development.Building a massive new Tesco will be of no benefit to Ennis and in the long term will do more harm than good.
http://www.clarechampion.ie/index.php?option=com_content&view=article&id=7629:ghost-shopping-fears-for-ennis&catid=90:planning&Itemid=60‘Ghost’ shopping fears for Ennis
Written by Dan Danaher
AN alarming increase in commercial vacancies in Ennis Town Centre has prompted a groundswell of opposition from local traders against the proposed development of a superstore on the outskirts of the town.
A recent survey conducted by Ennis Chamber of premises in the town centre, excluding Parson’s Quay, revealed the vacancy rate, which stands at 44 premises, has jumped from 6% in 2002 to 15.3% earlier this month, a level business leaders have warned is not sustainable in the medium to long term.
Concern over low occupancy rates in commercial premises is one of the reasons why Ennis Chamber, the Ennis Development Forum, local traders and some councillors have united to oppose a controversial proposed variation to the Ennis and Environs Development Plan to facilitate a major 7,000m2 retail development with 610 car parking spaces on the Limerick Road.
Promoters of this development, who expect to have Tesco as the anchor tenant, estimate it could generate over 300 construction jobs and up to 200 permanent posts in the food store alone.
However, Ennis Chamber has cited research conducted on out-of-town developments, which indicated for every two jobs created in these enterprises, up to three jobs are lost in town-centre businesses.
Traders are concerned this new development, with direct access off the Ennis Bypass, could attract shoppers from a 10 or 15-mile radius of the town to a superstore without stopping off to do any business in the town centre.
They also fear the new district centre could prove to be as big as the retail size of Kilrush or be the equivalent of one third of the existing retail space in Ennis Town Centre.
A comprehensive presentation of the possible “doughnut” impact of a large foodstore at Limerick Road, Ennis by chartered architect and regional planner, Michael Leahy and other business leaders is expected to generate heated debate at a public meeting organised by Ennis Chamber in the Old Ground Hotel, Ennis next Tuesday night at 6.15pm.
In a wide ranging analysis of the proposed variation on behalf of Ennis Chamber, Mr Leahy warned the significant contradiction of key planning policies and aspects of the rest of the development plan, if the proposed modifications proceed, could leave the planning authority open to the possibility of “legal action or judicial review”.
“The adoption of the proposed modifications would introduce a significant element of self-contradiction into the development plan, which may well call its validity into question,” he said.
He said vacancy rates over 15% are being experienced in Ennis at present at a time when the total retail stock of Ennis and Clare doubled between the year 2002 and 2009.
He warned the proposal for additional land for extra retail space at a time of high vacancy levels flies in the face of common sense and could lead to “ghost” shopping areas in Ennis Town Centre.
“The ‘doughnut effect’, whereby town centres are hollowed out because of their inability to compete with edge-of-town shopping centres, is well recorded. It has its most devastating effects after the tide of an economic boom has gone out when the overall market shrinks significantly.
“This can be seen operating in the Cruise’s Street development in Limerick, which is now suffering a significant vacancy rate due to its inability to compete with the Parkway and Dooradoyle shopping centres.
“It clearly makes no sense to zone additional land, which would inevitably be for the benefit of a multinational retailer with no commitment to long-term employment in the Ennis area and no commitment to the maintenance of the town centre as a viable and attractive magnet for shoppers and for tourists,” he stated.
Mr Leahy pointed out local authorities are required to incorporate “core strategies” in their development plans, which places a strong emphasis on the protection of the central historic centres of towns like Ennis. This strategy also places a strong emphasis on the importance of a sequential test to assess the impact of out-of-town developments on the centre of towns.
He claimed the dispensing of the sequential test in the proposed modification is one of the inherent contradictions, which equates to a material contravention.
Commenting on a Strategic Environmental Assessment conducted in 2008, Mr Leahy noted the site on the Limerick Road was characterised as being one of extreme groundwater vulnerability, while it was classified as “Flood Zone A”, an area of high risk of flooding in the most recent flooding maps of Ennis and its environs.
He stated the creation of a new significantly-sized shopping area could involve the creation of an alternative competitor to Ennis town centre located out of the centre.
If a “district centre” is built to comply with Government guidelines, he warned this could potentially ruin the retail balance within Ennis, where there was already an overprovision of shopping space.
Michael Lynch Limited has applied to Ennis Town Council for a major commercial development on the 5.22 hectare site.
The local planning authority issued a request for further information to address a number of its concerns earlier this year and following the granting of a three-month extension, the developers now have up to November 30 to submit the necessary information.
A separate planning application has been made by Michael Lynch for the demolition of two houses on the Limerick Road to create alternative vehicular and pedestrian access to the site.
In documents lodged with the planning authority, Dublin-based planning consultants DPP state the proposal will make a “positive contribution not only to the urban fabric of the town, but also through the social benefits which will accrue, which include lasting local jobs for local people.”0 -
Thats a good article but it does seem to gloss over a bit of the issue which is why the problem persists.
The local council is becoming more and more obsolete. To combat this they have implemented a policy of doing nothing as to not get tagged with any of the problems out there which could cause them to lose their jobs. So we have high rates based on old math that supports a lot of do-nothing politicians who mainly focus on keeping their seats and not on helping our community.
We have rent that is outrageous and disproportional to the local economy due to bad legislation and corrupt banking practices which came home to roost as we know a few years ago.
Until we get rid of these politicians and someone takes on the banks to allow property owners to lower rent in Ennis town this problem will not be solved.
New businesses cannot afford to setup shop in Ennis town. The rent and rates are at the point you need a few thousand a week in walk-in customers just to break even. No businesses these days will ever have that. Even pubs today cannot expect that kind of foot traffic.
Therefore any person wanting to open a new business is forced to go towards new development on the outskirts of town as it is the only place they can afford. Sure it kills the town centre, but the other option is no new businesses open anywhere and the ones here slowly die anyway.
Businesses in town can't compete with new developments outside of town because they are locked into high rent and high rate deals which keep them from being competitive.
Focus should not be on stopping new people from setting up shops with reasonable prices outside of the town centre, the focus needs to be on lowering the rent and rates so shops in town can compete financially and new businesses can afford to open in the town centre. If you ask anyone with a business located outside the town centre now most all will tell you that they would love to relocate to the town centre, but financially it is not an option.
Arguing we have to stifle new business to protect old business which is burdened with a horrible business model is counterproductive.
We need real change, and if the local politicians are not willing to enact such change, we need new politicians. The problem seems to stem from the fact the old businesses are also scared for their future and use their ties to the local government to help stop any change, like we saw in the idea of pedestrianising the town centre.
So we are locked in a vicious cycle where new business is forced out of town and the businesses in town then complain about those new businesses and all the while the town gets worse.
We need a reduction in rates. We can start by cutting a few council members as we don't need that many anyway. Why they added a new one last election is beyond me, since they can't afford the ones we currently have. They need to cut their pay. When I lived in the states the local town councilors in many areas worked the job for free, as a badge of honour, in small towns where the budget was tight. Sometimes they would give them a small bonus if they were able to secure deals that filled the coffers, but other than that, no pay. Maybe we should look at a similar commission based council. They only get paid if they find cost savings or are able to secure deals that return on investment in our area.
The rent needs to drop. The idea that rent is directly tied to value needs to be removed. Property owners need to be able to cut the rent of places they own and not have to worry about its effects on the value. Banks need to allow this as well so property owners will be free to do so.
At the end of the day this whole issue rests on the shoulders of the council, and I for one don't think the current shower that are in there are up to the challenge of enacting any sort of change at all. So far all they have done is spend our tax money paying for a few celebrities to roll through and offer ideas that any first year business student would have already suggested. Thats not change, thats window dressing.
Maybe we should start naming a shaming them publicly more to force their hand. I mean seriously, can anyone else here tell me how many council members there are and who they are?
If we as a town want movement on this we must first start making those in charge of it accountable.0 -
I was trying to think of any indepentantly owned SuperMarkets in town and I can't, I don't mean O'Dowd's or somewhere like that, more somewhere you can do you weekly shop, like Hanrahan's or Knox's (gwad I'm old) use to offer
Ryans in Clonroadmore, or Liddy's on the Tulla road would be the two closest. They are with different symbol groups but would be independently owned. You pretty much have to be with one of the symbols nowadays to compete. Completely independent stores the likes of O Connors in Nenagh will struggle to survive, though Joyce's in Galway and JC's in Swords Dublin seem to do ok.0 -
littlesthobo wrote: »Ryans in Clonroadmore, or Liddy's on the Tulla road would be the two closest. They are with different symbol groups but would be independently owned. You pretty much have to be with one of the symbols nowadays to compete. Completely independent stores the likes of O Connors in Nenagh will struggle to survive, though Joyce's in Galway and JC's in Swords Dublin seem to do ok.
Sure why does everything have to be under one roof? I go to the bakers for bread, butchers for meat, veg shop for vegetables then pick up a few odds and ends in Tesco or Aldi. I like having everything in the center because I can dash around them all in half an hour without having to drive to multiple outlets on the other side of town.
I'd rather be like Galway than Limerick. Pretty much everything is within 10 minutes walking distance and independent shops get a fair crack of the whip as well as the multinationals.0 -
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Liddy's Gala Store in Roslevan is quite an nice store, it has won a number of awards, I also like Barry Lynch's Store in the new Gort Road Shopping Centre (Sheils).littlesthobo wrote: »Ryans in Clonroadmore, or Liddy's on the Tulla road would be the two closest. They are with different symbol groups but would be independently owned. You pretty much have to be with one of the symbols nowadays to compete. Completely independent stores the likes of O Connors in Nenagh will struggle to survive, though Joyce's in Galway and JC's in Swords Dublin seem to do ok.
Unfortunately, O'Connors in Nenagh closed down in May 2011 with a loss of 70 jobs.
http://www.rte.ie/news/2011/0526/nenagh.html0 -
Worth mentioning that the Gort Road Shopping Complex has many units which were never taken.
Anyone going to the exhib of the Clare Road proposal in the Temple Gate tomorrow? It would be worth finding out what the one shopping concern proposed for there, the 'foodstore' will be.0 -
The average floorspace of Tesco's Irish stores are is around 60% larger than the UK equivalent, with an average floorspace of 23,915 sq ft in 2006. This gives it a market share of 26%.
Ireland’s retail market is currently expanding rapidly, and its retail laws have been relaxed (read more). This gives Tesco a major opportunity for expansion in a country close to the UK. In 2007, Tesco opened a new 740,000 sq ft distribution centre in Donabate, Dublin. In August 2007 Tesco announced a "substantially bigger" store opening programme for the following year, with 240,000 sq m representing a 10% growth.
This website makes for interesting reading
http://www.tescopoly.org/index.php?option=com_content&task=view&id=595&Itemid=1930 -
Did any of you see the program on RTE last night called " What Ireland is eating"..OMG it was frightening to see what a big chain like TESCO can do to a Town. It has closed Nass and now it is going to close Ennis if this development goes ahead.
I was listening to Clare Fm this morning and they had a lunatic from TESCO on who says its going to create jobs, he needs to get real, it will not create jobs in the long run.The presenter seemed completely disturbed with Txts and emails he was receiving from certain Individuals who were pro this development . He would not read them out as he seemed to know where the origin of these msgs were coming from...Seems completely shady in my opinion.
The Councillors are being lobbyed by these Tesco cowboys to vote for this development on Monday.
We the public are more than entitled to sit in on these votes and I for one will be there to see how these Councillors are going to vote..Temple gate tommorow should be attended by all to see what way these guys are going to destroy our Town aren't they being pretty honest with us they are going to actually show us tommorow how they are going to destroy us. I also hear we are getting a FREE Library..We have a Library TESCO..I hope ye read this as I feel educated enough to know that there is no such thing as a free lunch!!!!!!0 -
Thats a good article but it does seem to gloss over a bit of the issue which is why the problem persists.
The local council is becoming more and more obsolete. To combat this they have implemented a policy of doing nothing as to not get tagged with any of the problems out there which could cause them to lose their jobs. So we have high rates based on old math that supports a lot of do-nothing politicians who mainly focus on keeping their seats and not on helping our community.
We have rent that is outrageous and disproportional to the local economy due to bad legislation and corrupt banking practices which came home to roost as we know a few years ago.
Until we get rid of these politicians and someone takes on the banks to allow property owners to lower rent in Ennis town this problem will not be solved.
New businesses cannot afford to setup shop in Ennis town. The rent and rates are at the point you need a few thousand a week in walk-in customers just to break even. No businesses these days will ever have that. Even pubs today cannot expect that kind of foot traffic.
Therefore any person wanting to open a new business is forced to go towards new development on the outskirts of town as it is the only place they can afford. Sure it kills the town centre, but the other option is no new businesses open anywhere and the ones here slowly die anyway.
Businesses in town can't compete with new developments outside of town because they are locked into high rent and high rate deals which keep them from being competitive.
Focus should not be on stopping new people from setting up shops with reasonable prices outside of the town centre, the focus needs to be on lowering the rent and rates so shops in town can compete financially and new businesses can afford to open in the town centre. If you ask anyone with a business located outside the town centre now most all will tell you that they would love to relocate to the town centre, but financially it is not an option.
Arguing we have to stifle new business to protect old business which is burdened with a horrible business model is counterproductive.
We need real change, and if the local politicians are not willing to enact such change, we need new politicians. The problem seems to stem from the fact the old businesses are also scared for their future and use their ties to the local government to help stop any change, like we saw in the idea of pedestrianising the town centre.
So we are locked in a vicious cycle where new business is forced out of town and the businesses in town then complain about those new businesses and all the while the town gets worse.
We need a reduction in rates. We can start by cutting a few council members as we don't need that many anyway. Why they added a new one last election is beyond me, since they can't afford the ones we currently have. They need to cut their pay. When I lived in the states the local town councilors in many areas worked the job for free, as a badge of honour, in small towns where the budget was tight. Sometimes they would give them a small bonus if they were able to secure deals that filled the coffers, but other than that, no pay. Maybe we should look at a similar commission based council. They only get paid if they find cost savings or are able to secure deals that return on investment in our area.
The rent needs to drop. The idea that rent is directly tied to value needs to be removed. Property owners need to be able to cut the rent of places they own and not have to worry about its effects on the value. Banks need to allow this as well so property owners will be free to do so.
At the end of the day this whole issue rests on the shoulders of the council, and I for one don't think the current shower that are in there are up to the challenge of enacting any sort of change at all. So far all they have done is spend our tax money paying for a few celebrities to roll through and offer ideas that any first year business student would have already suggested. Thats not change, thats window dressing.
Maybe we should start naming a shaming them publicly more to force their hand. I mean seriously, can anyone else here tell me how many council members there are and who they are?
If we as a town want movement on this we must first start making those in charge of it accountable.
I cannot just selectively quote that, bravo, well said, 100% agree!
This is the kind of thinking this county BADLY needs.
The town center is a bit of a shambles, I go there for the small shops, I think there's a lot of good ones.
But as far as grocery shopping goes, I do it all on the way home from Limerick, it's simply easier.0 -
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I visit nearly all the tesco's in Ireland on a regular basis and based on experience I am sure they are looking for a Tesco extra site in Ennis.0
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I have friends in coventry england they say that tesco leaves only ghost towns after about 10 yrs as they say you never talk to the shop assistant as they are prob students that just dont give a sh1t,
if teco want to mmmake it bigger why cant they build up another story,if they move what about the dry cleanes the key maker man, the jeweler,sherwood rest,the car shop etc as they probably have long leases so if tesco moves i'd think they would be under pressure
so i say help the small guys in town the ppl in kilrush have to some extinct alot of ppl going back to super value 0 -
Tesco pharmacies starting to open in Ireland.
http://www.independent.ie/national-news/medicine-costs-to-tumble-in-price-war-2924777.html
Swings and roundabouts.0 -
Its no secret that the owners of the site are under intense financial pressure, see the hotels including the clare inn and the west county being put into receivership. And I for one genuinely feel sorry for them to see all those years of work go down the drain.
The rezoning and granting of planning on this site as well as having tesco as the anchor tenant will probably go a long way towards solving some of the financial difficulties, this development is akin to winning the lotto for the land owners. And who could blame them for trying to do it, most people would do the same.
That said, i think it is the wrong site and the wrong time.
The site is a known flood area, and at a time when the country is on its knees and Ennis town centre is experiencing record commercial vacancies, this should just not even be on the table. It is not 2006 anymore.
However political connections and favours being called in will see this passed at a local level with maybe one or two dissenting voices on the council, but make no mistake the decision is already made it will be passed everything else is just window dressing.
It then remains to see what will happen at An bord pleanala who refused it before but then again remember ABP is filled with Fianna Fail appointees.
These are the same people who granted planning for the casino in borris in ossory.
Things may change over time and if the general and local economy improved and Ennis actually NEEDED the extra commercial space then I'd be all for it but at a time when shopping centres all over ireland are standing empty or only half full, building another one at the expense of our historic town centre just doesnt make sense.0 -
Don_Corleone wrote: »Its no secret that the owners of the site are under intense financial pressure, see the hotels including the clare inn and the west county being put into receivership. And I for one genuinely feel sorry for them to see all those years of work go down the drain.The rezoning and granting of planning on this site as well as having tesco as the anchor tenant will probably go a long way towards solving some of the financial difficulties, this development is akin to winning the lotto for the land owners.
I know where my sympathy lies, it is with the small and medium businesses that had to settle for a 90% write-off debts and in some cases were left waiting to receive their 10%.Creditors await Lynch payment
A NUMBER of small and medium enterprises who had to settle for a 90% write-off of debts owed by the Clare-based Lynch Hotel Group are still waiting for their accounts to be settled, it emerged this week.
A Clare Champion survey of creditors, owed varying amounts from a few hundred to a few hundred-thousand euro, revealed that some creditors only received 10% of outstanding debts recently, weeks after the High Court hammered out a deal under the Examinership process.
A group spokesman, however, pledged that all creditors would be paid the amounts agreed under the High Court settlement.
The Lynch Hotel Group, which had debts of over €22.85 million, went into voluntary Examinership last July in order to protect its business and the employment of 530 staff members, 250 of which are based in its three Clare hotels - The West County, Ennis; The Clare Inn, Dromoland and The Ocean Cove in Kilkee.
Examiner Michael McAteer of Grant Thornton, a Dublin-based accounting and auditing company, devised a scheme of arrangement, which saw preferential creditors accept 15% and agreed creditors 10% of monies owing.
With creditors consenting to write off debts of €3.5 million, the family-owned hotel group was given a deadline of December 30, 2009 following the
Examinership proceedings, to make payments to hundreds of creditors.
However, The Clare Champion has learned that the group was not able to meet this deadline for a number of its creditors who received payments after the cut-off date.
The behaviour of the group was described as “sickening” by Councillor Martin Conway, who claimed the hotel chain had received a “bail out” from their banks, local authorities and hundreds of small businesses that supplied them with goods and services.
The Ennistymon councillor, who was contacted recently by creditors experiencing their own serious trading difficulties, said he was taken aback to learn they still hadn’t received the 10% owed to them under the court-appointed examiner’s order.
Having tabled a motion at the January meeting of Clare County Council, he asked the council’s head of finance if the local authority was paid 15% of the €137,664 it was owed.
Councillor Conway said he learned a few days after the meeting, that the money wasn’t paid and the matter is now in the hands of the county solicitor.
A council spokeswoman confirmed this money was subsequently paid on January 20 last.
Councillor Conway has proposed that the legislation allowing a court-appointed examiner should be overhauled to allow creditors, who are not paid within the timeframe under the terms of the settlement, to automatically return to the court.
“It is completely unacceptable for businesses who are struggling to survive that they should have to wait in limbo for their 10c in the euro. If the directors have personal assets, then they should be used to fund small creditors whose survival is reliant on getting their money,” he said.
Mr Conway added that if a company gets back to profitability following an arrangement under this process then there should be some mechanism for creditors, who took the pain to recoup their money.
“In a couple of years’ time, if this company makes substantial profits, the shareholders will benefit and the creditors who took the hit get nothing. This is completely unfair,” he said.
The Clare Champion has learned that Mulqueen florists, Clare Bar Supplies and Clare Foods received payment within the specified period.
However, NC Paint and Décor stated that it received a payment last week while The Clare Champion, FHB Building Supplies, Shannon and Kelly Refrigeration all got paid on January 13.
Management at Ennis Curtains and Blinds, Dan McInerney and the Irish Music Rights Organistion (IMRO) claimed they had not received any payment up to Wednesday morning.
According to High Court documents, the West County Hotel has listed AIB, Bank of Ireland, Bank of Scotland as secured creditors in the sum of €9.6 million, €3.4 million and €7.242 million respectively.
None of the banks confirmed whether payments had been received when contacted by the ‘Champion.
Ennis Town Council and the Revenue Commissioners also remained tight-lipped about whether they received 15% of the overall figure for commercial rates of €113,071, PAYE/PRSI of €689,393 and VAT of €524,083.
P K Travel, Ennis Lock and Key, Clare Road Tyres, Celtic Line, Fexco Finance, Patrick Bourke (Ennis), Corrib Foods, Celtic Linen declined to comment.
Dromoland Castle (owed over €42,000 by the Clare Inn and West County Hotel) and Dunnes Stores (owed €119,070) hadn’t responded to queries at the time of going to press, neither had Shannonside Oil, Ennis Lifts or Sweeney McGrath Solicitors.
James Kelly from Kelly Butchers, said that he felt very aggrieved that the hotel group could continue to trade after his business suffered a big hit of having to write off debts of over €25,000 for goods supplied over an 18-month period.
Describing the entire process as very unfair, Mr Kelly confirmed that he refused to continue supplying the group after this unsatisfactory deal.
Carol Quinlivan of Ennis Curtains and Blinds said she was very upset at losing almost €3,000 after she had previously planned to use this money to pay commercial rates and tax.
She said that it was appalling that she had to chase the group for just 10% of the money they owed and was forced to enter into an arrangement with the town council to make weekly instalments for rates.
Another creditor, who didn’t wish to be named for commercial reasons, claimed the whole deal was unfair on creditors who bailed out between 400 and 500 jobs in the hotel chain while they were left struggling.
He warned that even more Clare companies would be forced out of business if they were hit by a similar 90% write-off or more bad debts.
“Creditors who take a hit when a company goes into Examinership or receivership should get some financial support from the Government,” he said.
http://www.clarechampion.ie/index.php?option=com_content&view=article&id=1469:creditors-await-lynch-payment&catid=63:business&Itemid=600 -
I know where my sympathy lies, it is with the small and medium businesses that had to settle for a 90% write-off debts and in some cases were left waiting to receive their 10%.
http://www.clarechampion.ie/index.php?option=com_content&view=article&id=1469:creditors-await-lynch-payment&catid=63:business&Itemid=60
Wont argue with you on that one, its a clusterfcuk for all involved, shareholders, banks, creditors, employees all got screwed. Except the examiner/receiver, bet hes getting a nice payday out of this, and of course he/she gets paid first!!0 -
I feel the development needs to be good for the town and its people, it should NEVER be about solving the financial worries of a wealthy family who have taken a financial hit recently.Don_Corleone wrote: »Wont argue with you on that one, its a clusterfcuk for all involved, shareholders, banks, creditors, employees all got screwed. Except the examiner/receiver, bet hes getting a nice payday out of this, and of course he/she gets paid first!!0 -
If this developement gets the go ahead will it mean that the hotel companies creditors ( and I don't give a fiddlers about the banks ) get paid ?
Will it f"€k ??0 -
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No more shopping centres. We have enough.0
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http://www.clarechampion.ie/index.php?option=com_content&view=article&id=8076:chamber-shocked-by-lobby-letter-&catid=90:planning&Itemid=60
This story gets even more shocking.Check out todays Clare Champion. The Developer has lobbied locals with a letter with many points that should be brought to only 6 Councilors attention when they are trying to get them on side. Funny I thought there was more than 6 Councilors in the Ennis Town Council like 9 of them. Interesting how he only got his buddies as far a way as London only to contact 6.....?????
A letter which is incriminating towards The Ennis Chamber is absolutely Horrific in this day and age. The Chamber is speaking on behalf of the Business people in the Town,that is their opinion obviously based on solid facts if you read their letter to the editor in Champion today.That is what chambers represent all over the world(people in Business) and the developers obviously can't handle a chamber that is doing their job.
I really cannot believe the underhandedness that is crystal clear to me.
Developers,Bankers and TESCO are only going to win here....Most defiantly not the Town I LOVE....:(
If you feel as passionate about this as me, contact your Councilors and get them to see some sense:)0 -
Well, with the inevitable squabbling that is going to ensue between all parties we can be sure that, as usual, nothing gets done.
The out of town shopping center has been discussed for donkey's years and pedestrianising Ennis town center even longer.
This will also mean that nothing will get done about the rates and rents.
Except that rates and rents will keep going up.
So, with things continuing as they are, Ennis will be totally dead within 5 years, except Dunnes and Tescos, who are the only ones who can compete and have enough footfall to pay rates/rent.
So, whether Tesco moves or not, the outcome, under the ever competent guidance of our glorious leaders is going to be the same.
Tomato, tomato.0 -
dr.fuzzenstein wrote: »Well, with the inevitable squabbling that is going to ensue between all parties we can be sure that, as usual, nothing gets done.
The out of town shopping center has been discussed for donkey's years and pedestrianising Ennis town center even longer.
This will also mean that nothing will get done about the rates and rents.
Except that rates and rents will keep going up.
So, with things continuing as they are, Ennis will be totally dead within 5 years, except Dunnes and Tescos, who are the only ones who can compete and have enough footfall to pay rates/rent.
So, whether Tesco moves or not, the outcome, under the ever competent guidance of our glorious leaders is going to be the same.
Tomato, tomato.
That's it in a nutshell. Tesco will not have an adverse effect per-se. It will close down more businesses in town, but sure, they will be closing anyway due to the fact nothing is happening to help them. The opening of a new super Tesco will only speed along the inevitable.
Lets also not forget the big factor which many haven't thought about yet - they will be able to pay these exorbitant rates meaning the council doesn't have to take a pay cut or make any changes to the current status quo.
Follow the money. On the current path, small shops all close and the council is then in a crisis due to a lack of funding because there will be a lack of people paying rates. If they support a new super Tesco they are guaranteed the funding they need to keep their jobs. Councillors realise that it is in their best interest to have this new development else it could mean they would lose their jobs.
Does anyone really think they won't vote in favour of supporting their own financial future?0 -
I think its time for all businesses to realise that if they are in business they are liable for rates, employers P.R.S.I., VAT etc. I am sick to the teeth of them giving out about the costs of running a business. If they cannot make a profit - tough. They charged outrageous prices and treated people badly during the Celtic Tiger era. Can they not see that people just don't have money to spend now. I am a PAYE worker, I have no choice but pay tax, USC, Pension Contribution all of which are deducted before I get my paycheque.0
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Folks,
This thread is in danger of going off topic into a regular rant into the state of the economy, rates, taxes, etc. The thread is to discuss whether Ennis needs another shopping centre.0 -
Since when does the whole population revolve around Tesco.
Yes its going to be good for the south siders. But if your coming from the north side what is the point when you have Dunnes in the heart of the Town. Just cause Tesco want to uplift and move out its not the end of the world. just means that business in that central building will fall. Either way the business look at it they are threatened by Tesco. cause if they vote against Tesco moving south. All Tesco have to do is tell them their place and that they have the upper hand. Tesco's is not that important in my life. Yes its handy for one of too things . but i prefer Dunnes more homely and it would mean i would have to drive past Tesco's to get to it but it would be worth it.
IMHO Yes i think it would be nice to see a second shopping center around maybe it might have a cinema thats not a fire hazard0 -
onthebrink wrote: »I think its time for all businesses to realise that if they are in business they are liable for rates, employers P.R.S.I., VAT etc. I am sick to the teeth of them giving out about the costs of running a business. If they cannot make a profit - tough. They charged outrageous prices and treated people badly during the Celtic Tiger era. Can they not see that people just don't have money to spend now. I am a PAYE worker, I have no choice but pay tax, USC, Pension Contribution all of which are deducted before I get my paycheque.
What an idiotic statement.
The point is that the town center is dying because any business will have to make several thousandEuro a week just to break even, nevermind make a profit.
And anyone running a business will likely work at least 6 days a week, 10 hours a day.
And after that you might not even have anything left over for yourself.
This will mean that at least 60% of all shops in the town won't be viable in the long run, simply by the way the banks and government run this place. I.e. like an insane howlermonkey suffering from CJD.
Due to the usual posing, infighting, point scoring and cosmetic politics (i.e. only doing stuff that makes you look good), I have about zero confidence in the future of Ennis.
In about 10 years time half of the town center will be boarded up, out of town shopping center, or not.
In the grand scheme of things it almost doesn't matter whether there will be a shopping center or not.
Because the thinking of any of the decision makers in and around Ennis seems to be "I will vote for this if it makes me look good and benefits me immediately, if I get nothing out of it for myself, they can go to hell"
That is about the best I can say about the morons running the place.
Unless you're in the right clubs, play golf, go drinking with the right people and know the right handshakes, running a business in Ennis is impossible because there's zero support and I know that for a fact.0 -
Folks,
This thread is in danger of going off topic into a regular rant into the state of the economy, rates, taxes, etc. The thread is to discuss whether Ennis needs another shopping centre.
Aren't rates and taxes the quite intertwined the discussion about the need for a second shopping centre?
Any position you take on the matter seems to have both of those subjects right in the middle of the argument you would be making.0 -
The requests to people to lobby councillors and the comments made about Ennis Chamber int he letter to Clare People and Clare Champion are bullying tactics being employed by a very arrogant individual. Ennis Chamber and Ennis Development forum are working voluntarily for the good of the town and their voice should be listened to. They know what is happening on the ground in Ennis. If this development goes ahead it will be a massive financial gain for the developer to the detriment and long term viability of retail shopping in Ennis.0
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Chamber shocked by lobby letter
Written by Dan Danaher
ENNIS Chamber and other opponents of a proposed large retail development on the outskirts of the town, have been subjected to stinging criticism in a controversial lobbying document circulated by one of the developers.
According to a copy of the document leaked to The Clare Champion, local business people and residents have been provided with a list of points to help influence six of the Ennis town councillors ahead of a crucial vote on a variation to the Ennis and Environs Development Plan on Monday next.
Ennis Chamber chief executive officer, Rita McInerney, said members were “shocked and disappointed” with some of the contents of the document, particularly the criticism of the Chamber.
Ms McInerney stressed the Chamber, which has over 230 members representing over 4,000 employees, is pro-development, competition and pro-business.
In addition to meeting with Ennis Development Forum and traders associations in the main streets, she said it had embarked on a very inclusive consultation process before it drafted its submission reflecting the views of its members.
Considering local traders contribute commercial rates totaling €5.5 million annually, she noted traders feel local councillors should take into account the demise of Limerick City centre due to the provision of shopping centres in the suburbs and the impact of a new Tesco Extra, which would sell a huge range of household and consumer goods.
As claim and counter claims continue about whether or not the new development on the Tobarteascán/Clare Road junction would be, in the words of the developers “a foodstore”, or in Ennis Chamber’s view “a major Tesco superstore” about twice the size of the existing Tesco in Kilrush, lobbying by both sides has intensified over the last week.
Councillor Brian Meaney admitted the lobbying has been on a scale he has never experienced as an elected representative.
“People I knew in London about 30 years ago have contacted me seeking support for the development. I have restated my opposition on the basis of what has happened in Naas, Youghal and Clonmel.
“People in Youghal are lamenting the destruction of their town centre since the arrival of Tesco. The arrival of a large multinational in Ennis would have serious implications for the town. The future viability of the town centre is at stake,” he said.
Councillor Johnny Flynn admitted he was also shocked when shown the lobbying document and confirmed some of the statements have been repeated in emails sent to him by supporters of the development.
County manager Tom Coughlan and senior planners have recommended that the draft variation, previously adopted by councillors, should be removed. Councillor Flynn, who has decided not to vote next Monday because of his concern over a perceived conflict of interest as a civil engineer with up to 20 people who made submissions to the Ennis and Environs Plan, stressed councillors are only obliged to take into account issues that are relevant to the proper planning and development of the area.
The high stakes involved in securing support for the variation, which critics claim would pave the way for the development of a ‘district centre’ and a ‘doughnut effect’ similar to what has happened in Limerick City, are reflected in the defiant stance taken by one of the promoters, Michael Lynch Limited.
The developers insist their investment of over €34million will create 300 construction jobs and between 180 and 200 permanent sustainable jobs at a time when unemployment is at its worst in Clare since the 1980s.
In the document signed by Seamus Lynch, people who support the development are advised to tell Ennis town councillors that the “un-elected Chamber” do not speak for them, their family or friends.
“The Chamber want to protect their businesses at our expense; the council better act in the interest of the people. Since when did the Chamber start running this town?
“Why did we bother electing a town council if the Chamber are deciding who gets what and where? The Chamber is only speaking for its members and there are not that many of them. There are over 20,000 people living in the town of Ennis alone and we want cheaper groceries and more jobs.”
http://www.clarechampion.ie/index.php?option=com_content&view=article&id=8076:chamber-shocked-by-lobby-letter-&catid=90:planning&Itemid=600
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