1. GALWAY TO SPEARHEAD DEVELOPMENT OF THE WEST
2. 10 BILLION TO BE SPENT IN THE NEXT 5 YEARS
3. POPULATION COULD DOUBLE IN THE NEXT 10 YEARS
The next 5 years will see the biggest infrastructural changes to take place in Galway city and its environs. This two page article by Mr. Joe Greaney, Director of Keane Mahony Smith with 30 years experience as an auctioneer in Galway will address the issues arising from the proposed new infrastructural changes and their positive effects on our market.
According to Mr. Joe Greaney of Keane Mahony Smith, we are about to experience the biggest change in the history of Galway over the next 5 years. This has been in the planning process for the last number of years but changes are now eminent.
The city, its environs and Galway County will reap its rewards and will see Galway, which was the fastest growing city in Europe in 1984, truly become a powerful force and an obvious alignment with the major cities like Dublin and Cork.
This report will address the issues that relates not only to roads, bypasses, flyovers, relief roads, bridges, ring roads and interchanges but also other areas which are going to contribute and change the fabric of Galway City and its environs.
In this regard we will address the issues of Transport 21 which is predominately dealing with rail and road, it will see rail and roads converging from Athlone, Ballinasloe and Athenry and the likelihood of Oranmore at 15/30 minute intervals. There may also be a light rail system around Galway City.
Developments in the past in Galway have been curtailed by the lack of services such as energy, water, sewage and environmental matters. All these areas are now being provided for by the government under the National Development Plan 1 and National Development Plan 2 which is now about to be announced.
It is in Mr. Greaney’s opinion that these structural changes will have, pro-rata, bigger influence on Galway in the next 5 years than the M 50 has had on Dublin. The consequences of all these changes are enormous and will benefit everybody from the normal commuter coming to and from work to house buyers, developers, land sellers and speculators as enormous opportunities will become evident.
This article will deal with:
1.) The N6
2.) GCOB (Galway City Outer Bypass)
3.) Impact of rail and Transport 21 on the city.
4.) N17 & N18
TRAIN STATION, HARBOUR AND C.I.E SITE
Ceannt station is about to be upgraded and C.I.E have a large land bank zoned C1 which is earmarked for the biggest development ever in Galway. It is proposed to construct a 600,000 sq.ft shopping centre which would be the second biggest enclosed shopping centre in Ireland after Dundrum. The total development will be 1,500,000 sq.ft or about €2 billion. A planning application is to be lodged for this in the summer of this year.
As it stands the project is now at an advanced stage with CIE and the Harbour Board, Coras Iompair Eireann and Galway City Council, are preparing a master plan for the area which will include shopping centres, high rise buildings and hotels encompassing the train station, adjacent to the bus station and the fair green which will also link the harbour. On completion, there will be shopping centres, office blocks, apartments and hotels all interlinked with possible access via Eyre Square, the harbour and the CIE station in one entity. Galway City Council have identified this as an area where high rise buildings may be built especially overlooking the water.
THE HARBOUR BOARD
The Harbour Board has a large landbank of c. 32 acres overlooking Galway Bay and are in the process of developing these lands. Their objective is to provide facilities for tourism, aqua centres, cultural centres and perhaps a concert hall together with the shops, pubs, restaurants, and leisure amenities, residential and offices, etc. It is anticipated that the new inner dock will be included in the National Development Plan 2 and the whole area will be revitalised and a new port is to be constructed which will be able to accommodate liners, yachts, etc. We also understand that there is presently a 40,000 tonne oil terminal under construction.
N17 & N18
This road is to be known as the Atlantic Corridor and this will create a vertical road from the north of the country to the south of the country. The effect will be to release land banks in areas like Clarinbridge, Kilcolgan, Ardrahan. It will also open up access to Shannon Airport and reduce travel times to areas like Sligo and Limerick. The CPO process on the Athenry to Ennis Road has already commenced and this road is estimated to cost €430 million.
HOW IT MAY AFFECT YOU
KILTULLAGH
Kiltullagh is a small village 4 miles east of Athenry. It is presently zoned a settlement centre in The Galway County Development Plan.
The N6 itself has 5 access points - Ballinasloe, Kiltullagh, Athenry, Carnmore and Brairhill. Kiltullagh also links the N6 with Loughrea.
The scheme comprises 56 km of dual carriage way and 1.6 km of single carriage way at its eastern end and 7 km of a single carriage way linked to the Loughrea bypass.
The N6 will allow traffic to bypass Oranmore, Craughwell, Loughrea, Kilrickle and Ballinasloe as well as providing direct access to Athenry. Most importantly Kiltullagh has enormous potential to expand in view of its accessibility to the motorway only 15 miles from Doughiska on a motorway without any toll charges.
ATHENRY
The next major beneficiary will be Athenry. The N6 will bypass the town on the southern side. Athenry, we believe will have the greatest benefit and is set to become the singularly and most strategically located area to live or work (bearing in mind that there will be the N17 / N18 converging with the N6 at Castlelambert about 3 miles west of Athenry).
In Athenry, we understand that the I.D.A. are negotiating to purchase part of the Teagasc lands and are planning to build a Technology Park. The site will form part of a larger linked Science and Technology Park of about 400 acres located between Athenry and Oranmore to be known as an “economic corridor”. A local area plan will be developed for this area in view of its location beside national primary roads and intersections, the rail station, the provision of energy (The Tynagh Power Plant) and also the gas from Corrib Gas Fields. Furthermore, it is accessible to Galway Airport. With the construction of these new roads Shannon Airport will only be less than an hour away and Dublin will be just over 2 hours on the motorway.
Athenry will also have a new relief road north and south which will be critical for the development of the town.
NEW ROADS
Galway City and County is governed by Development Plans which have plan boundaries. If we were to compare what is happening in other towns and cities that have been bypassed land tends to become zoned inside the ring road, bypass, etc and these roads tend to become the new plan boundary. Areas in Knocknacarra, Bushypark, Menlo, Castlegar, Barna and Briarhill will be opened up. Already there is a local area plan being prepared for a section of land between the Monivea Road, the Tuam Road and the Parkmore Road and inside the GCOB. These lands are in Galway County Council and outside the Bourough Boundary. The Galway County Council will re-zone various parts for development.
Areas in the west of the county such as Barna, Furbo, Spiddal, Inverin will now become much more accessible. Moycullen also will not have to endure long delayed journeys at peak traffic times. An area like Barna which is a very attractive seaside village will prosper and develop without having to deal with busy road traffic through the centre of the village. It is our view that all of these changes are going to benefit Galway more so than any other town or city in Ireland in the next 5 years. No town or city from our investigations have as many bypasses, new dual carriages going north, south, east or west that is closer to airports opening up large tracks of land for development. There will also be opportunities for park and ride facilities to accommodate shopping centres.
Speculators can identify land banks in different areas and show their intention to Galway City Council and get the land in question zoned. Galway in last 50 years has had only 3 major structural changes. Now we have road, rail, harbour, airport, broadband, energy and economic corridors. Simultaneously with that we have areas like NUIG, GMIT and IDA working together on areas such as research and development, with a very educated workforce.
N.U.I.G.
One of the biggest building projects ever undertaken in an Irish university
is to be erected on the shores of the River Corrib in a €400m expansion for
NUI Galway.
The biggest single development — a €55m engineering centre — will be the largest engineering school in the country and will become an iconic building for the university and the city itself due to its innovative design and visibility from the Quincentenial Bridge.
Another of the more exciting projects is a proposal to build an extra court house for the city in conjunction with the courts service which would be linked with a new law school to allow students to have direct access in a very practical way as to how the law works. The public will benefit from an extended walkway around the Corrib, which will become the central focus of the university due to a new entrance from Newcastle Road and an upgraded road along the length of the river.
The bulk of the 20 projects over 260 acres of prime city centre land are likely to be completed within five years, with the entire ‘Campus of the Future’ scheduled to be opened by 2015. Some projects have already begun — among them the €22m sports centre featuring a 25m swimming pool and the €5m cultural centre with cinema, theatre and art gallery.
NEW BRIDGE OVER THE CORRIB
This is a highly significant part of the infrastructure. We presently have four bridges but primarily the Quincentennial Bridge takes the bulk of the traffic together with the Salmon Weir Bridge. The intersection at the Headford road is enormously busy and is a real bottle neck in Galway, by constructing this 5th bridge it will relieve all of this pressure, traffic will not have to enter the city centre and can travel on the ring road.
TYNAGH ENERGY
Tynagh Energy is building Galway’s first power generating station. The €300 million power plant will be a modern state of the art facility using the latest in advanced engineering technology. It will use the cleanest available fuel – natural gas- which will significantly reduce emissions of carbon dioxide. For the first time, Galway City and region will have a reliable and efficient source of power.
BROADBAND
The MAN (Metropolitan Area Network) managed by eNet has been installed around Galway and suppliers all kinds of cables to parks, hospital , companies now have a choice of supply choice and diversity.
RESEARCH AND DEVELOPMENT
Galway is set to become the capital of research and development for biotechnology in Ireland. As Ireland has now become known as a knowledge based economy it is important for the development of stronger links between industry and academia, Galway with its 20,000 students is well planned to harness these changes.
The reputation of N.U.I.G. is highly regarded, primarily driven by research successes. N.U.I.G. is the home to numerous centres of excellence in the biological and biomedical sciences industry. It is also home to the National Centre for Biomedical Engineering, Science and the Digital Enterprise Research Institute. The Government is funding this research which has exceeded from €10m in 2000 to €50m annual funding today. NUI Galway has had a strong culture of innovation dating back to the early 1980’s when the first Irish small business incubation units were opened on campus. The new bioincubators complement the existing incubators and provide a focus for the commercialisation of the results of biotechnology research in the western region.
It is believed that Biotechnology will be one of the significant technologies of the early 21st century. Simply put it the application of knowledge about living organisms and their components to make new products and to develop new industrial processes. People have used Biotechnology for centuries for example fermentation processes (beer and wine) and food production using naturally occurring enzymes (cheese, yogurts, etc).
Modern Biotechnology has developed a range of techniques which are applied to commercial use. The US is the clear leader in development and commercialisation of modern Biotechnology with Europe following behind. The pace of change in biotechnology today is extraordinarily rapid. There are four categories of companies within Biotechnology – Agbio and environmental, biopharmaceuticals, Diagnostics and suppliers and services.
The Biopharmaceuticals sector is estimated to account for 70% of the total industry with 20% in food and 10% others. The government is committed to developing long term policies and investing in the key areas needed to sustain and grow the sector into the next generation. It also seeks to maximize the creation and nurture the development of new commercially focused early stage biotechnology companies in Ireland and Galway. It also seeks to target foreign origin biotechnology entrepreneurs and early stage companies with potential to establish in Ireland.
Galway’s biotechnology companies are Medtronic, Boston Scientific, Merit, Abbott, Creganna and Tyco healthcare. These companies have very significant research and development sections. Also in Galway we have the ICT sector which is Information Communication Technology, as Ireland has now become known as a knowledge based economy we have moved to a knowledge intensive business from a labour intensive business. What is required for this is 3rd or 4th year graduates keeping pace with the rapid growth of multi nationals. In this sector, we have APC, Sap, Fidelity, Cisco Systems, Oracle and Hewlett Packard and a recent announcement by Cisco created 200 jobs in Galway which was a superb win for IDA Ireland against stiff international competition. Cisco is regarded as the world wide leader in networking products and services and it is to establish a dedicated world class research and development in Galway with the support of the IDA. Cisco develops and sells networking and communication technology products and services for transporting data, voice and video to customers worldwide. The Galway centre will be an integral part of Cisco’s future world wide research and development activities. It will employ skilled graduates and is projected to grow to 200 positions over the next 3 years, employing people at degree level and above with a number of positions requiring master and PHD qualifications.
Many of these companies operate in a herd like mentality when they locate to one region. Galway now is very well represented with medical device companies, IT Companies, etc. It also has the added advantage of attracting key personnel to a region when they are many similar type companies. If, for example, an employee is to locate to a region, he would not be attracted by one company as if he is not successful in that work environment he can look outside to other similar companies in the same region.
TOURISM
One of the biggest benefactors of all of these changes will be tourism where accesses by road, rail, and airports will be more accessible. It will also have more facilities to entertain tourists areas like the new harbour were there will be aqua facilities increased, cultural facilities and water sports etc and the expanded retail environment. It will also be an ideal base to explore Connemara and the beautiful region of Galway.
NEW SPIN-OFF DEVELOPMENTS
It is possible that in some of these outline locations that a new shopping centre can be built to rival the likes of Liffey Valley. The ideal location would be somewhere off the N6 close to the connection of the N17 and N18 and this would ideally provide 200 shops, anchor tenants and parking for 5000 cars. It would avoid some sepage of shoppers to outline areas like Athlone and Liffey Valley. It is also anticipated that Galway will become a more attractive location for a number of multi national companies to locate here perhaps employing 3000-5000 people – Galway will become an accessible alternative to Dublin.
NEW DEVELOPMENTS
Galway shopping centre is set to quadruple in size with a €140 million make over. The recent application has applied to quadruple the size of the shops with Marks and Spencer’s, Debenhams, joining Tesco and Penneys as anchor tenants as well as 90 small retail units and almost 230 residential units together with multi storey car parks. The former Crown site is to be developed into a €300 million retail park and there is a new Garda barrack to be constructed at Renmore. There are also 2 shopping centres planned for Knocknacarra, one is presently under construction and a second in the pipeline. There is also a proposal to build a Medical Campus on the grounds of Kilcorran in Clarinbridge, this will incorporate a non profit charity based children’s hospital, a rehab and step down facility. It is expected that upwards of €200 million will be spent and there will be about 500 people employed when fully operational.
JOB CREATION
All these developments will by themselves bring a lot of employment in the construction but furthermore the creation of development opportunities will no doubt attract big companies to this region. In view of the easy access to Shannon Airport which will be less than an hour on the motorway with all American corporations accessing Galway City with ease and Dublin effectively 2 hours by motorway.
The Galway base with its universities, quaint restaurants, sea-side charm offers a superb quality of life. These regions will expand in the outset but Galway will continue to be the nucleus and hub of all the activity.
GALWAY AIRPORT
The airport has 150 flight movements per week which is expected to increase to 200 in the summer. Galway Airport presently has 3 internal routes – Dublin, Cork & Belfast, 7 English routes and 1 French route.
There are proposals to extend the runway and they are currently reviewing their strategy in regard to providing additional routes.
WESTERN RAIL CORRIDOR
Western Rail Corridor from Ennis to Sligo on the 26th February 2006, Transport minister Martin Cullen T.D. announced that the Government has approved funding for Iarnród Eireann to proceed with the development of the first phase of the Western Rail Corridor. Minister Cullen has requested Iarnród Eireann to proceed with the detailed planning and design of the project.
In addition, the government has also approved funding for the development of phase 2 of the Corridor between Athenry and Tuam, subject to completion by Irish Rail a fuller appraisal of this section, which is scheduled for completion by 2011 under Transport 21.
Making the announcement, Minister Cullen said; “The Western Rail Corridor will have immense social and economic benefits for the region and will promote balanced development across the country. In the spirit of the transport 21 programme, it will play a major role in connecting communities and promoting prosperity not only in Clare, Galway and Mayo but right through Connacht and Munster.”
This project is estimated to cost €360 million. One of the many projects mentioned which will change the face of Galway.
GALWAY CITY TO BECOME THE NUCLEUS OF ACTIVITY.
Galway will become a major commercial region and offers a quality of life in a coastal town with unrivalled ambience and attracting tourism and an excellent quality of life. A sporting and cultural capital and gateway to the internationally renowned Connemara region provides some of the most beautiful and scenic areas in all of Ireland. It is also a base to explore the Burren in the South or Mayo to the North and it also possesses a fine selection of golf courses. There are also 4 Hospitals, 2 universities and there will be excellent shopping with a number of new shopping centres.
OPPORTUNITIES
My experience as an auctioneer, I have noted the best way to maximise the value of lands is as follows:
1.) Locate potential Development land
2.) The availability of services with capacity.
3.) Access to roads.
4.) Zoning.
5.) Planning Permission.
Where there are opportunities for developers, speculators and land owners to avail of maximising land values. In our experience we have come across ‘options’ on land which means the landowners can sell land to a developer on an ‘option basis’. The developer will pay an option of say One Million Euro to acquire the land at a given time in the future, perhaps 5 years for a fixed price of say €5 million, the speculator pays a million Euro now, if the land has development potential in 5 years time then the speculator to be worth while he will exercise the option. If not, if it hasn’t been zoned the developer will walk away leaving his million behind to the land owner. In this case it’s a gamble where as the developer will gamble €1 million to buy a much more reduced price at a future date should it be zoned and the landowner is compelled to sell. If it doesn’t get zoned the land owner keeps the million euro and keeps his land.
THE WHITE PAPER IN RURAL DEVELOPMENT
The Galway Development Plan 2003-2009 sets out the format for development and has identified certain towns and villages as settlement centres. The forbidden ‘one off’ housing in rural areas will be replaced by settlement centres. This is where it all comes together with the National Spatial Development Plan. The roads and development is now taking place in an organised fashion in towns and villages where areas such as transport can be addressed, the provision of sewer contaminating schemes, proper planning and development of schemes such as shops, schools, parks, public lighting, and refuse collection. Settlement centres which allowed development inside a 500 metre circle from a centre point in the village has now been replaced by now what they call the 3 C’s; connectivity to the village, compliance and capacity.
Connectivity relates to the suitability in terms to the physical links to the village, facilities ie. footpaths to churches, schools and shops. Compliance refers to the standard of the current development plan in relation to the standard issues of site line and density and environmental issues etc. Capacity relates to the total provision to the total residential units in the overall catchments area and the allocation of the provisions by other applications or construction commencement.
New projects will be more successful in phases of approx. 20 units and in cluster arrangements of rural character in preference to suburban estate type development. A number of these settlements would benefit greatly from new intersections/motorway. Areas like Corrandulla which have access to the motorway of the outer bypass at Ballindooley. Areas like Headford, Annaghdown and Corofin will also be more accessible. On the south side areas like Clarinbridge, Kilcolgan and Ardrahan will be free to be developed as the national roads will be downgraded. Areas like Tuam will also develop as it will be bypassed and will be more accessible to Galway by means of a motorway. The combination of all these roads will make Galway more accessible.
After much investigation that Ireland’s energy consumption of services in buildings is one of the main beneficiaries to the constant and continually rising energy related Co2 emissions. This represents one third of Ireland’s total greenhouse gas emissions associated with global warming. Excessive usage in the home of lighting, heating, cooling etc leaves housing responsible for over ¼ of the total energy related Co3 emissions.
Reducing energy use in all buildings will be one of the most important factors in helping Ireland achieve its target set by the “Kyoto Protocol” ( the United Nations Framework Convention on Climate Change assigning mandatory targets for the reduction of greenhouse gas emissions to signatory nations. )
The Energy Performance Buildings Directive (EPBD) has been set up to promote energy performance of all buildings. For the first time in history consumers will be informed of the energy efficiently of a building and thus take this into consideration whether buying and wishing to improve your property. Buildings which are newly constructed, rented or being sold will be required to provide a BER now making energy performance a visible factor.
Building Energy Rating – how does this affect you!!!
It simply is a scale of comparison for the energy performance of a building. The rates will range from “A1”which is most efficient to “G” being least efficient, quiet similar to the present grading of the A - G rating for household appliances. This will now allow buyers and tenants to take energy rating and performance into consideration in their decision to purchase /rent a building.
The BER is not going to have immediate effect on all housing in the market at present. It is proposed to phase in mandatory elements in the following ways:
New Dwellings: Mandatory on or after the 1st January 2007. This will effect any planning application applied for after the 31st December 2006. Transitional BER exemptions will apply to dwelling substantially completed prior to 30th June 2008.
Non Domestic Buildings will commence on or after 1st July 2008, once again exemptions will apply for those planning applications applied on or prior to 30th June 2008 provided will be substantially completed by 30th June 2010.
BER for existing buildings when offered for sale or to let on or after 1st January 2009
We advise that the all those wishing to purchase a home over the coming year would put energy as a critical factor in there decision making. With the implementation of the BER, purchasers will be able to check the energy performance of a house and get a clear indication of its running costs. This is becoming more and more important as energy costs are constantly increasing
BER will give an accurate overview of energy costs and allow purchasers to compare and contrast the energy performance of two different houses on an equal scale. Houses which may on the surface appear the same but their energy rating may differ substantially. It is hoped that with this widespread media coverage and now that it is mandatory there will be a wider knowledge in the public domain in relation to energy awareness. With improved energy awareness in the property market homes of greater energy efficiency will have higher values. In turn it is predicted that homeowners will now place a greater emphasis on the environmental factors and by the implication of encouragement of owners of less energy efficient homes to take the simple steps to upgrade them.
As of January 2009 those wishing to sell /rent their property must get an energy rating carried out. Those with higher energy rated homes will have that extra selling factor then those with lower energy ratings. The result is hoped to have lower energy running costs and possible higher property values due to its affordability and sustainability depending on your home’s energy rating.
Below Olivia mentions a few simple measures which can be taken to help improve the energy efficiency in your home at present. By simply identifying deficiencies and barriers to energy performance improvement. This could help upgrade it to a higher BER and also result in a warmer home with no increase in bills.
1 Insulation: without adequate attic insulation you are losing heat energy and money through your roof. We recommend at least 250mm of insulation in the attic. If your property is less than this, it is advisable to add further layers through an optional variety of materials. Ie: Multi layered foil, sheep wood, cellulose fibre, polystyrene. It is also a clever route to insulate pipes and water tanks to prevent freezing. Insure that the hatch door does not create a draught; if so a simple seal on the door of the hatch will prevent heat escaping.
2 Double Glazing: It is imperative to avoid less heat loss to have double glazed windows – Argon Fill and low emmissionity glass are more effective. It is also important that all south facing and west facing rooms should maximise on solar heating by not closing curtains during sunlight hours. Remember to leave adequate ventilation for fresh air especially where there are fuel burning appliances.
3: Hot Press: The cylinder should be lagged to minimise heat loss and keep water hot for as long as possible. For central heating water heating it is advisable to fit a cylinder thermostat to moderate the temperature.
4 General Living:
* Dimmer switches to achieve appreciate lighten levels.
* Unplug all electrical appliances when not in use. Do not leave on stand by.
* An efficient heating system will provide significantly more heat than an open fuel fire which can lose over 85% of its energy up the chimney.
* Thermostatic radiator values keep rooms at a constant and comfortable level. Do not leave radiators on when rooms are not in use.
* If your hall door or letterbox allows a draught in during winter they should be draught proofed.
5 Boiler & Its Controls: A time lock limits the running time of your heating system thus saving energy. A Thermostat should be installed. If you have a very old heating system it would be highly recommended to consider installing a new one. It is advisable to have your boiler serviced once a year. A weather compensation system is the best option or an optimiser system for max heat with least amount of energy used.
6 Radiator positing: In most cases it is best to situate your radiator beneath the window of a room. We suggest this because cold air falling from the windows will be balanced out by warm air rising from the radiator. Also radiators that are located on opposite walls can actually cause a noticeable draught. Olivia recommends taking a look at the SEI website for further details on any of the above.
Over the next few weeks Keane Mahony Smith will feature articles on using renewable sources in the home and its importance in the future with huge influences in planning, architectural design & house layout as a result of the broader knowledge to the consumer relating to energy and energy related cost savings.
As renewable energy resources are abundantly available in Ireland we will cover over the next few weeks the effect of the proposed use in the future of renewable source energy especially the following: Sun, Wind, Bio Energy, Geothermal Energy, and Wood Energy and the beneficial factors these will have in the home. As Keane Mahony Smith feels that this is a very relevant matter in relation to the property market and foresees it being an important factor not only for the environment but also for the future increasing value of your home.
Tir na gCapall – Not Just a Section 50
Tir na Galway Section 50 development has been built with all the modern day students needs to include 3 large rooms all ensuite, with timber floors , maple and mocha style furnishings to include study area, built in wardrobes, shelves and ample storage. Rooms are of generous specification. The exclusive fit out by the renown Cotton Box has given it that voguish edge which has recouped the rewards boasting 80% occupancy. Living area is fitted out with shaker style kitchen, timber floors, classic tiling all beautifully completed with modern and trendy furniture.
The development itself is built to the highest of standards by “Paddy Burke Builders”. It comprises 43 units in three blocks. Each door offers entrance to only 4 or 6 apartments. Tarmac and cobble lock driveways providing amble car parking for the entire development. On site management company, on site security, on site laundrette. Letting company is in place with an impressive 80 % occupancy and growing. Rental income works on a pro rata basis and with such high occupancy numbers at present promise a good yield return. Summer letting especially during the weeks of race week are expected to be booked out due to its excellent location opposite the Ballybrit Race Course.
Tir Na GCpall has it all from secure investment on a Section 50 basis proven already with expected capital appreciation due to the surrounding areas current progression in residential amenities. The is highly recommended viewing.
Further details contact Olivia Breene – Keane Mahony Smith – 091 563744