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Appeal No. VA08/3/029
AN BINSE LUACHÁLA McGinley Motors APPELLANT RE: Property No. 1691476, Showroom, Workshop, Store at Lot No. 54, Pearse Road, B E F O R E JUDGMENT OF THE VALUATION TRIBUNAL By Notice of Appeal dated the 21st day of July, 2008 the appellant appealed against the determination of the Commissioner of Valuation in fixing a valuation of €190.00 on the above described relevant property. The Grounds of Appeal are set out in the Notice of Appeal, a copy of which are at Appendix 1 to this judgment. This appeal proceeded by way of an oral hearing held in the Radisson Hotel, Letterkenny, Co. Donegal on the 6th day of November, 2008. At the hearing the appellant was represented by Mr. Patrick McCarroll, MRICS, ASCS, MCI.Arb., Chartered Valuation Surveyor. Mr. Tomas Cassidy, BSc (Property Management & Valuation Surveying), IAVI, a District Valuer in the Valuation Office, appeared on behalf of the respondent, the Commissioner of Valuation. The Property Concerned The property concerned in this appeal is a car showroom facility with a parts store and workshop at ground floor level. A canteen and file store is located on the first floor with a detached store to the rear. The premises are located on Pearse Road, Letterkenny, circa 350 metres from Letterkenny Shopping Centre roundabout. It is a detached commercial premises from which a Volvo dealership operates. Acommodation The agreed accommodation is as follows: Showroom 206.72 sq. metres Tenure The property is held freehold. Appellant’s Evidence Mr. McCarroll having taken the oath adopted his précis of evidence and valuation which had previously been received by the Tribunal and respondent as being his evidence-in-chief. In his evidence Mr. McCarroll contended for a rateable valuation of €122 calculated as follows: Showroom 206.72 sq. metres @ €55.00 per sq. metre = €11,369.50 In support of his opinion of net annual value, Mr. McCarroll introduced four comparisons, details of which are contained in Appendix 2 attached to this judgment. In his evidence Mr. McCarroll said that in arriving at his opinion of net annual value he had regard to the following factors which placed the property at a disadvantage.
Referring to his comparisons Mr. McCarroll provided the following evidence:
Comparison No. 2: J.J. Reid Motors (included for the purposes of superiority)
Comparison No. 3: Letterkenny Tyres Comparison No. 4: L. Harrigan
Respondent’s Evidence Mr. Cassidy having taken the oath adopted his précis of evidence and valuation which had previously been received by the Tribunal and appellant as being his evidence-in-chief. In his evidence Mr. Cassidy contended for a valuation of €190 calculated as follows: Showroom 206.72 sq. metres @ €88.83 per sq. metre = €18,362.94 In support of his opinion of net annual value Mr. Cassidy introduced three comparisons (including the common comparator J.J. Reid Motors) details of which are contained in Appendix 3 attached to this judgment. In his evidence Mr. Cassidy summarised briefly that the subject premises was finished to a good standard throughout with the showroom area having suspended ceiling and fluorescent lighting. The workshop had eaves of approximately 3.7 metres. He added that the subject premises was well located on Pearse Road in the town of Letterkenny, approx. 350 metres from the Letterkenny Shopping Centre roundabout and had good exposure to the passing public. In the process Mr. Cassidy referred to photographs of the various premises included in his précis and also commented on the appellant’s comparisons by way of contrast. Mr. Cassidy was cross-examined by Mr. McCarroll who disputed that sufficient allowance had been made for the quality, specification, profile and multiple occupancy of the building or for the car-parking limitations. Findings
Determination Showroom 206.72 sq. metres @ €80.00 per sq. metre = €16,537.60 And the Tribunal so determines.
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