Roscommon County Council
RETAIL STRATEGY
FOR
COUNTY ROSCOMMON
June 2008
10 Lower Mount Street Dublin 2 Telephone: (01) 662 5803 Facsimile: (01) 676 6374 E-mail [email protected]
TABLE OF CONTENTS
Section/Page No.
Executive Summary i – xxiii
1.0 Introduction 1.1 Introduction 1/1 1.2 The Purpose of the Retail Strategy 1/2 1.3 Approach 1/3 1.4 Preparation of the Retail Strategy 1/4 1.5 Structure of the Report 1/5
2.0 Policy Context 2.1 Introduction 2/1 2.2 National Level 2/1 2.3 Regional Level 2/7 2.4 County & Local Policy 2/10 2.5 2002 Retail Study 2/19
3.0 Current Trends in Retailing 3.1 Introduction 3/1 3.2 General Trends in Retailing 3/1 3.3 Convenience Retailing 3/3 3.4 Comparison Retailing 3/7 3.5 Retail Warehousing 3/9 3.6 Conclusion 3/10
4.0 Economic and Population Context 4.1 Introduction 4/1 4.2 National Context 4/1 4.3 Regional Context 4/2 4.4 County Roscommon 4/4 4.5 Conclusion 4/7
5.0 Retail Hierarchy & Identification of Core Retail Areas 5.1 Introduction 5/1 5.2 The Role of the Development Plan in Defining the 5/2 Retail Hierarchy 5.3 The Existing Retail Hierarchy of County Roscommon 5/3 5.4 Definition of Core Retail Areas 5/6 5.5 Conclusion 5/6
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6.0 Survey Approach & Analysis 6.1 Introduction 6/1 6.2 Floor Space Survey 6/1 6.3 Household Survey 6/4 6.4 Business Survey 6/13 6.5 Consultations 6/16
7.0 Health Check Assessment 7.1 Introduction 7/1 7.2 Roscommon Town 7/2 7.3 Castlerea Town 7/15 7.4 Boyle 7/23 7.5 Ballaghaderreen 7/32 7.6 Strokestown 7/44 7.7 Athlone Environs 7/55 7.8 Carrick on Shannon Environs (Cortober) 7/63 7.9 Ballinasloe Environs (Creagh) 7/68 7.10 Village Study 7/72 7.11 Health Check Conclusion 7/78
8.0 Assessment of Competing Centres 8.1 Introduction 8/1 8.2 Longford 8/1 8.3 Carrick on Shannon 8/5 8.4 Athlone 8/11 8.5 Sligo 8/16 8.6 Greater Dublin Area 8/18 8.7 Galway 8/20 8.8 Conclusion 8/22
9.0 Quantitative Assessment 9.1 Introduction 9/1 9.2 The Approach 9/1 9.3 Population 9/2 9.4 Expenditure Per Capita 9/2 9.5 Expenditure Estimates 9/3 9.6 Total Available Expenditure 9/4 9.7 Turnover and Floor Space Capacity 9/7
10.0 Policies and Actions 10.1 Introduction and Key Principles 10/1 10.2 Distribution and Floorspace Requirements 10/1 10.3 Specific Objectives for Town Centre and Village 10/2 Improvements
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11.0 Criteria & Actions for Assessing Future Retail Development & Specific Action Policies for Towns & Villages 11.1 Introduction 11/1 11.2 Criteria for Assessing Future Retail Development 11/1 11.3 Criteria for Assessing Particular Types of Development 11/3
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LIST OF TABLES
2.1 Settlement Hierarchy for the Western Region
2.2 Projections for the Western Region 2020
2.3 Retail Hierarchy of County Roscommon
2.4 Floorspace Delivered Since 2001
4.1 Socio Economic Data for the Western Region
4.2 Projections for the Western Region
4.3 Population of the Principal Towns in Roscommon
6.1 Summary of Floorspace
6.2 Main Shop used for Convenience Shopping
6.3 Main Town/Area used for Convenience Shopping
6.4 Local Day to Day Shopping
6.5 Towns/Location Visited for Clothing & Footwear Shopping
6.6 Town/Location Visited for Bulky Household Shopping
6.7 Visits to Competing Centres
6.8 Frequency of Visits to Athlone
6.9 Customer Catchment Area
6.10 Oppourtunities for Businesses in the Next Five Years
6.11 What Threats Do You Feel Might Affect Your Business in the Next Five Years?
6.12 Are There Any Improvements That You Think Could Be Made to the Retail Environment?
9.1 Population Projections for County Roscommon
9.2 Expenditure per Capita
9.3 Total Available Expenditure
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9.4 Total Available Expenditure, including Bulky Goods Category
9.5 Total Available Expenditure Allowing Outflows and Inflows and Adjusted for Increase in Turnover of Existing Floor Space
9.6 Overall Increase in Expenditure
9.7 Expenditure Requirements for Existing Retail Floorspace
9.8 Total Expenditure Available for Future Retail Floorspace
9.9 Total Expenditure Available for Future Retail Floorspace
9.10 Total Expenditure Required for Existing & Proposed Retail Floorspace
9.11 Floorspace Capacity 2014-2020
9.12 Floorspace Capacity 2014-2020
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LIST OF FIGURES
2.1 Hubs & Gateways
3.1 Market Share in Convenience Sector
4.1 Population of County Roscommon 1996-2006
6.1 Rural Districts Identified in County Roscommon
7.1 Potential for Greater Pedestrian Links in the Town
7.2 Recent Development to the East of Main Street
7.3 Opportunity Sites in Castlerea
7.4 Opportunity Sites in Boyle
7.5 Opportunity Sites in Ballaghaderreen
7.6 SO1 Objective Areas in Ballaghaderreen
7.7 Proposed Landscaped Amenity Space Along Church/Bawn Street Area
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LIST OF PLATES
7.1 The Renovated Old Jail House Building
7.2 The Bank of Ireland Building
7.3 View of Main Street from Market Square
7.4 Tesco to Rear of Main Street
7.5 Entrance to Supervalu from Car Park
7.6 New Pedestrian Mall Leading to Harrison Centre
7.7 Dunnes Stores Development on Circular Road
7.8 Londis Supermarket on Edge of Town
7.9 New Commercial Development Fronting on to Castle Street
7.10 Street Lighting on Main Street
7.11 Dereliction Along Castle Street
7.12 Existing Archway Leading to Tesco from Main Street
7.13 Renovated Archway to Harrison Centre
7.14 Archway to Backland Development from Main Street
7.15 Old Jail House Shopping Mall
7.16 Vacant Units in Phase 2 of Old Jail House Development
7.17 New Development Fronting Onto Castle Street
7.18 Building Under Construction off Castle Street
7.19 New Lidl Discount Foodstore at Centre Point
7.20 New Retail Warehousing at Centre Point Retail Park
7.21 Main Street, Castlerea
7.22 Supervalu on Main Street
7.23 Supervalu Car Park to Rear of Main Street
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7.24 Lidl Discount Foodstore on Williamstown Road
7.25 Local Comparison Retailers on Main Street
7.26 Environmental Improvements Along North Main Street
7.27 Environmental Improvements Along North Main Street
7.28 Rundown Shop Fronts & Vacant Units under Construction on Main Street
7.29 New Apartments off Main Street
7.30 Section 23 Apartments under Construction on Main Street
7.31 Castlerea Co-op Livestock Mart Site on Main Street
7.32 The River Island Site off Main Street
7.33 Boyle’s Main Street
7.34 Fine Vernacular Building on Main Street
7.35 Fine Vernacular Building on Main Street
7.36 Town Square with Clock Tower
7.37 Boyle’s Sloping Streetscape
7.38 Boyle’s Sloping Streetscape
7.39 King’s House
7.40 Boyle Abbey
7.41 Supervalu Shopping Centre
7.42 Boles of Boyle Clothing
7.43 Bridge Street Shopping Arcade
7.44 Boyle Railway Station
7.45 Walkway along the River Boyle
7.46 Laneway leading to Mace Supermarket over River Boyle
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7.47 Laneway Leading to Main Street from River Boyle
7.48 Potential Development Site Fronting on to Patrick Street
7.49 Potential Development Site to the Rear of Patrick Street
7.50 The Old Mill Structure
7.51 Ballaghaderreen Cathedral
7.52 Market Square
7.53 Main Street
7.54 Pound Street
7.55 Traffic and On- Street Parking on Main Street
7.56 New Car park under Construction off Barrack Street
7.57 Derelict Building in the Town
7.58 Vacant Retail Units in the Town
7.59 Paving of Laneway off Main Street
7.60 New Paving off Main Street
7.61 Londis Supermarket on Main Street
7.62 Molloy’s Pharmacy on Main Street
7.63 New Retail Development to the Rear of Main Street
7.64 Ballaghaderreen Business Park
7.65 Newly Completed Retail Warehousing Units
7.66 Potential Development Site on Marian Road
7.67 Existing Development Site on Station Road
7.68 Ballaghaderreen Railway Station Prior to it’s Closure in 1960
7.69 Strokestown Park House
7.70 Elphin Street
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7.71 Bawn Street
7.72 Church Street
7.73 Bridge Street
7.74 St. John’s Catholic Church on Elphin Street
7.75 Location of Bawn Street
7.76 Derelict Building on Bridge Street
7.77 Vacant Drapery Store on Church Street
7.78 Existing Streetscape Along Bawn Street and Church Street
7.79 Percy French Hotel on Bridge Street
7.80 Centra on Elphin Street
7.81 Spar on Elphin Street
7.82 New Retail Warehousing at the End of Bridge Street
7.83 Vacant Retail Units to the Rear of Elphin Street
7.84 Development Fronting Elphin Street
7.85 New Vacant Building on Elphin Street
7.86 Two Buildings on Elphin Street to be Demolished
7.87 Walsh Mushrooms Site on Elphin Street
7.88 Greenfield Site at the Edge of Town Centre
7.89 Hodson Bay Hotel
7.90 Elan Pharmaceutical Plant in Monksland
7.91 Ganly’s Hardware Store on N61
7.92 Monksland Retail and Business Park
7.93 Daneswell Business Centre
7.94 Retail Warehousing at WestPoint Business Park
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7.95 New Waterville Housing Estate
7.96 New Forest Mill Housing Estate
7.97 New Mixed Use Development in Monksland incorporating Supervalu
7.98 New Housing along River Shannon in Cortober
7.99 Supervalu in Cortober
7.100 Cortober Retail and Business Park
7.101 Lidl Discount Foodstore
7.102 Stand – alone Retail Warehousing
7.103 Newly Completed N4 Retail Park
7.104 Site of Proposed Mixed Use Development (Mulvey Centre)
7.105 Agricultural Land & Ribbon Housing Development in Creagh
7.106 Centra & Petrol Filling Station in Creagh
7.107 Portion of Land for General Development in Creagh
7.108 Tulsk
7.109 Castleplunkett
7.110 Ballintubber
7.111 Ballintubber
7.112 Athleague
7.113 Athleague
7.114 Elphin Main Street
7.115 Vacant Units in Elphin Village
7.116 Bellanagare
7.117 Frenchpark
7.118 Mooring in Roosky
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7.119 Roosky on Border of Roscommon & Leitrim
7.120 Centra in Roosky Village
8.1 Supervalu, Market Square
8.2 Longford Shopping Centre
8.3 River Shannon
8.4 Bridge Street
8.5 Main Street
8.6 Supervalu in Cortober
8.7 Lidl Supermarket Opposite the Carrick-on-Shannon
8.8 New Retail Development Adjacent to Tesco
8.9 Leitrim Market Yard
8.10 Left Bank Area
8.11 Church Street
8.12 New Civic Offices
8.13 Town Centre Scheme
8.14 Golden Island Shopping Centre
8.15 Civic Plaza
8.16 O’Connell Street
8.17 Connaught Street
8.18 Schemes Under Construction on Connaught Street
8.19 Amenity on the River Garavogue
8.20 Quayside Shopping Centre
8.21 High Street
8.22 Shop Street
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EXECUTIVE SUMMARY
1.0 INTRODUCTION
1.1 The Retail Planning Guidelines (RPG’s) for Planning Authorities, issued by the Department of the Environment and Local Government (DoEHLG) in 2001, require Local Authorities to prepare retail strategies and policies for their areas and to incorporate these where appropriate into their development plan.
1.2 In accordance with these guidelines, John Spain Associates, in association with Demographics Ireland were appointed in November 2006 by Roscommon County Council to undertake a retail study of County Roscommon. The retail strategy is being prepared in tandem with the new County Development Plan 2008-2014.
1.3 The purpose of the retail strategy is to implement the objectives of the RPG’s. Roscommon County Council have requested that the review considers the following:
• Policy background review. • Review of the existing retail strategy which will include findings and recommendations and progress to date. • Retailing within the County to include; confirmation of the retail hierarchy, the role of centres, and the size of the main town centres to include a definition in the development plan of the boundaries of the core shopping areas (including growth of core retail areas) of town centres. • Health check assessments of the principle towns within the County (Roscommon, Boyle, Castlerea, Strokestown and Ballaghaderreen) and the also the environs of Athlone, Cortober (on the outskirts of Carrick-on-Shannon) and Creagh on the outskirts of Ballinasloe. • Household and Retail Business Survey. • Future retail development requirements. • Guidance on the location and scale of retail development. • Policies and action initiatives to encourage the improvement of town centres and villages and in particular proposals for encouraging retail development in villages. • Identification of criteria for the assessment of retail developments.
2.0 POLICY ANALYSIS
2.1 It is a requirement of the Retail Planning Guidelines that the retail strategy prepared in respect of the County is adopted as part of the Development Plan. Part II of the Planning and Development Act 2000 sets out the procedures and legislation regarding Development Plans. Section 9 (6) states:
“A development plan shall in so far as is practicable be consistent with such national plans, policies or strategies as the Minister determines relate to proper planning and sustainable development.”
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2.2 In order to ensure a consistent policy approach, it is therefore important to review national, regional, county and local policy documents as a background to the preparation of the retail strategy.
2.3 A review of all relevant documentation was carried out including the following:
• National Development Plan • The National Spatial Strategy • Sustainable Development: A Strategy for Ireland • Transport 21 • Retail Planning Guidelines for Local Authorities • Regional Planning Guidelines for the West 2004-2016 • National and Regional Population Projections 2006-2020 • Roscommon Development Plan 2002-2008 • 2008-2014 Development Plan Issues Paper • Roscommon Town Development Plan 2002 • Boyle Town Development Plan 2002 • Ballaghaderreen Town Development Plan 2002 • Castlerea Town Development Plan 2002 • Athlone Environs Development Plan 2002 • Strokestown Local Area Plan 2004-2009 • Athlone Environs Specific Objective 1 Local Area Plan 2006 – 2012 • Roscommon County Retail Study 2002
3.0 CURRENT TRENDS IN RETAILING
3.1 The rapid expansion in the retail market in Ireland has been associated with the emergence of a number of distinct trends in retailing.
3.2 Ireland has experienced unprecedented rates of economic growth since the early 1990’s. This growth has manifested itself in the retail sector through increased floor space and increased volume rates of growth, emerging in new forms of retailing.
3.3 At present in Ireland, the key trends evident in retailing include:
• An increase in expenditure. • Leisure use integration and extended opening hours. • Home shopping. • Increase in retail unit size. • Emergence of discount retailers. • Concentration of market share. • Out of centre convenience shopping. • Emergence of Farmers Markets and Ethnic Shops. • International multiples. • Polarisation of retail development. • An increase in the provision of Retail Warehousing.
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4.0 ECONOMIC AND POPULATION CONTEXT
4.1 In setting out the strategy, it is important to assess the economic context at a national, regional and local level as current and projected economic growth can have a profound effect on factors such as the rate of expenditure change.
4.2 At a national level, Ireland’s economic progress in recent years has developed rapidly. This growth in the economic performance of the country and decrease in unemployment has meant that private consumption has grown rapidly since 1995. This has had implications for retail expenditure and there has been a significant increase in retail expenditure, particularly for comparison and bulky household goods. Due to the increase in disposable incomes, people have more spending power for discretionary items like clothing and household items such as furniture.
4.3 In the past number of years however, Ireland has experienced somewhat of a slow down in the national economy, largely affected by external factors. Nonetheless, in the 2005-2012 medium term review of the Irish economy, the Economic and Social Research Institute (ESRI) estimates that the economy has the potential to grow at between 4% and 5% per annum to the end of the decade. While this is a significantly slower rate of growth in potential output than was experienced in the late 1990’s, it is still substantially greater than the EU as a whole.
4.4 At a regional level, it appears that the Western Region is performing well and according to the Regional Population Projections 2006-2021, it will be the second fastest growing region after the Mid-East due to natural increase and in-migration.
4.5 At a county level, evidence suggests that the County has experienced significant population growth over the last ten years due to natural increase and in-migration. This growth in population will have significant implications for Roscommon. It will be necessary to plan for this projected increase and to ensure that there are sufficient services to meet the needs of this additional population. This will consequently have an impact on the provision of retail services.
4.6 Although Roscommon is economically stable at present, it suffers from high emigration of young people to counties elsewhere in Ireland due to limited job opportunities for graduates and a dependence on industrial employment within the County. In order to ensure economic stability and to reduce dependency on a single employment sector, there is a need for diversification and innovation measures in the County. There is potential to achieve some of this in the retail sector.
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5.0 RETAIL HIERARCHY
5.1 The principle of a hierarchy of retail centres informs the consideration of zoning for retail developments in development plans and is an essential component of a retail strategy.
5.2 The Retail Planning Guidelines identify four tiers of shopping provision within the national hierarchy. Dublin is identified as the only first tier retail centre. Roscommon, as a County Town, would be considered a third tier centre. The fourth tier of the hierarchy comprises a large number of towns in the 1,500 to 5,000 population category – Boyle, Castlerea and Ballaghaderreen would be examples of such centres.
5.3 Within the county – four tiers were identified on the Retail Hierarchy.
First Tier
• Roscommon Town Centre • Monksland (in the context of Athlone – a gateway town and first tier centre in the Westmeath Retail Strategy) • Cortober (in the context of Carrick on Shannon a first tier centre in the Leitrim County Retail Strategy
Second Tier
• Boyle • Castlerea • Ballaghaderreen • Strokestown • Creagh Third Tier
• Elphin
Fourth Tier
• Villages and local shops
5.4 The core shopping areas of the principle urban centres of Roscommon, Boyle, Castlerea, Ballaghaderreen and Strokestown were identified. In determining the core areas, the following was considered
• The definition and policies of the development plan. • The objectives of the retail strategy to maintain and enhance the vitality and viability of town centres.
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5.5 Core shopping areas are normally characterised by a mix of factors including prime retail units, low vacancies, a predominance of multiples and well established family run stores, few non retail uses and high pedestrianised foot flow. It is recognised that, as with Roscommon Town in the previous Retail Strategy for the County, such core areas may expand to the immediately adjacent areas over the lifetime of the strategy.
6.0 SURVEY APPROACH AND ANALYSIS
6.1 In order to establish the necessary data for the retail study, it was necessary to undertake a number of qualitative and quantitative surveys. These included:
• Review and update of Floor Space Survey • Household Survey • Business Survey
Floor Space Survey
6.2 A detailed floorspace survey for County Roscommon was undertaken in 2002 by Brady Shipman Martin when the County Retail Strategy was being undertaken. This survey included detailed floorspace information. This existing data was augmented with register information from Roscommon County Council in order to determine the approximate retail floor area in relation to convenience, comparison and bulky household floorspace in each of the main towns in the County.
6.3 The results indicated that Roscommon is the principle retail centre in the County comprising of 31% of the convenience retail floorspace, 50% of the comparison floorspace and 24% of the bulky household floorspace in the County.
6.4 Due to an increase in convenience and bulky household floorspace in recent years, Ballaghaderreen has now superseded Boyle as the third largest town in terms of overall retail floorspace provision. Generally there are quite high vacancy rates throughout the county, particularly in Roscommon and Ballaghaderreen. It is noted that much of the retail warehouse floorspace provision in the County is under construction or recently completed and a high proportion still remains vacant. It is envisaged however, that as this floorspace becomes occupied, the bulky household and comparison offer of the County will be enhanced.
6.5 The results indicate that Boyle is declining compared to the continued intensification of Cortober which is located in close proximity to this urban centre.
6.6 Roscommon is performing well; however, there are clear opportunities for the town to further enhance its retail profile and function.
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Household Survey
6.7 The household survey is an essential survey in order to establish the existing shopping pattern in County Roscommon for different retailing types including clothing, footwear, food and household goods. It was carried out by telephone on a sample of all households in the study in the County in January 2007. In total 400 people were interviewed.
6.8 The household survey primarily contained questions relating to where the respondents carry out their main food shopping, top up shopping, bulky household shopping, clothing and footwear shopping. The survey also included other useful information such as the mode of transport for shopping trips and the frequency of shopping trips
6.9 With regards to main food shopping, 27% of the respondents stated that they did their main food shopping in Roscommon Town. A further 21% stated that they did their food shopping in Athlone. 5% of those surveyed carried out their main food shop in Carrick-on-Shannon.
6.10 Shopping patterns for top up shopping tend not to be as concentrated in and around certain towns as is the case for main food shopping. 69% of respondents said that they did their top up shopping in a local store such as a symbol store (e.g. Centre, Mace), a corner shop or a shop associated with a petrol station.
6.11 In terms of shopping for clothes and footwear, it was found that more people travelled to Athlone to carry out their main clothing and footwear shopping than to any other centre. 29% of those surveyed travelled there for that purpose. Roscommon Town was also a popular destination for clothing and footwear shopping with 19% of those interviewed travelling there for these types of purchases. A further 11% of respondents visit Sligo for their main comparison shopping needs. 59% of those surveyed carried out their main clothing and footwear shopping outside of the County.
6.12 With regard to bulky goods, 23% of all persons said that they travel to Athlone, 20% travel to Roscommon Town, 12% travel to Boyle, 11% travel to Castlerea, and 7% travel to Ballaghaderreen. 44% of respondents travel to destinations outside of the County for this type of shopping.
Business Survey
6.13 A survey of retail outlets in the County was also undertaken. Respondents were asked questions such as where their customers came from, what their business outlook for the next five years was and what improvements they thought could be made to the retail environment in Roscommon.
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6.14 In terms of where customers came from, the survey revealed that the majority of customers visiting the various retail outlets came from within a 10 mile radius. A small percentage of retailers attracted customers from outside of the County (15%). In terms of opportunities for their businesses in the next five years, the survey revealed that 45% of respondents felt that the population increase being experienced in the County would enhance the number of customers in the catchment area and thus their customer base.
6.15 The survey also asked respondents if they felt there were any improvements that could be made to the retail environment. 44% stated that environmental improvements such as street paving, improved public amenities such as seating, litter bins etc would be desirable. A further 36% felt that better town centre management should be promoted.
6.16 It is apparent that some retailers feel under threat from larger retail centres in the vicinity. There is clearly a concern about the future viability of many smaller retailers in the smaller towns in the County.
Consultation
6.17 In addition to carrying out the household survey and business survey, an integral part of the study was to undergo consultation with key stakeholders, interest groups, retailers and individuals.
7.0 QUALITATIVE ASSESSMENT
7.1 A health check assessment of the principal towns in County Roscommon is an integral part of the retail strategy. A health check assessment essentially analyses the strengths and weaknesses of town centres and is based on a qualitative analysis of factors such as the range and quality of activities in a centre, its mix of uses, its accessibility to people living and working in the area and its general amenity, appearance and safety.
7.2 The Retail Planning Guidelines provide a comprehensive checklist of information to be included in a health check assessment. It is stated in the guidelines that a healthy town centre, which is vital and viable, balances a number of qualities including:
Attractions – these underpin a town and comprise the range and diversity of shopping and other activities which draw in customers and visitors.
Accessibility – successful centres need both to be accessible to the surrounding catchment area via a good road network and public transport facilities, and to encompass good local linkages between car parks, public transport stops and the various attractions within the centre.
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Amenity – A healthy town centre should be a pleasant place to be in. It should be attractive in terms of environmental quality and urban design, safety and it should have a distinct identity and image.
Action – to function effectively as a viable commercial centre, things need to happen. Development and improvement projects should be implemented efficiently; there should be regular and effective cleaning and maintenance and there should be co-ordinated town centre management initiatives to promote the continued improvement of the centre.
7.3 Health check assessments of the principal towns of Roscommon, Castlerea, Boyle, Ballaghaderreen and Strokestown were carried out. In addition, there was an assessment to the Environs of Athlone (Monksland), the Environs of Carrick on Shannon (Cortober) and the Environs of Ballinasloe (Creagh).
7.4 A brief survey of the principal smaller towns and villages in the County was also undertaken. Villages reviewed include Tulsk, Castleplunkett, Ballintubber, Athleague, Elphin, Bellanagare, Frenchpark and Roosky.
Roscommon
7.5 Under the Roscommon County Development Plan 2002, Roscommon Town is identified as the most important retail and commercial centre within the county and has a well developed and established central shopping area along Main Street.
7.6 The core retailing areas within the town have traditionally been located along Main Street and Castle Street and have principally been characterised by a range of small-scale independent retailers coupled with two or three principal convenience outlets such as Supervalu and Mace on Main Street. However, significant town centre development has recently occurred to the east of Main Street including the construction of the new Tesco supermarket.
7.7 The health check assessment indicates that Roscommon, as the County Town, is trading well. There is only a small percentage of dereliction along secondary retail locations. The town has a good range of retail and service facilities that have been complemented by the addition of national multiples such as Tesco, Dunnes Stores and Lidl in the last number of years demonstrating investment confidence in the town centre.
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7.8 The quality of the public realm and physical environment of the traditional town centre would benefit from a continuation of improvement works and further investment particularly on the peripheral secondary retail streets. Upgrading of shop fronts and building facades is required along the town’s main streets as is the provision of street furnishings. Investment should be encouraged in the reuse of upper floors and the removal of overhead wiring to underground.
7.9 While limited floor plate sizes along Main Street have restricted national traders entering the traditional retail core of the town, there are a number of sites in the town centre area which have the capacity to provide appropriate opportunities for delivering modern retailing formats. Sites such as the Roscommon Mart site and other sites along the Circular Road should be encouraged for town centre development.
Castlerea
7.10 Castlerea acts as an important retail centre for a large surrounding hinterland, including the neighbouring towns of Ballaghaderreen, Ballyhaunis, and Strokestown.
7.11 Retail facilities in Castlerea are concentrated along Main Street and partly on Patrick Street and mainly comprise of independent retailers. Supervalu provides the largest convenience outlet in the traditional town centre area. This store has a car park of 80 spaces to the rear.
7.12 The town suffers from considerable traffic congestion during peak times and weekends. As stated within the Town Development Plan, the bypass of the town would help to alleviate congestion within the town centre. It has been highlighted that Main Street has a number of poorly maintained shop fronts with a number of vacant retail units. The town would benefit from greater investment in the public realm including the upgrading of shop fronts and pavements and the provision of more litter bins and street furniture as well as the removal of overhead wiring from the main streets.
7.13 It is evident from the health check analysis that the retail area of Main Street extends over a considerable area. This is not favourable towards encouraging concentrated pedestrian footfall within the town centre. The town requires a more defined retail core with new car parking facilities to help service the retailing area. A number of key sites have been identified within the town centre which, if redeveloped for town centre/retail uses, would contribute significantly to the consolidation of the retail core and the enhancement of the shopping environment. These are the Castlerea Mart site, the River Island site and an industrial site off Main Street.
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Boyle
7.14 Boyle is an important retail and commercial centre serving the northern parts of County Roscommon. Boyle is well served in terms of convenience retail provision. The town contains a large Mace Supermarket as well as a purpose built SuperValu Shopping Centre that has been developed in the town centre. Boyle also accommodates a number of other smaller convenience retailers including a Londis supermarket.
7.15 Comparison provision in the centre is relatively poor and is predominantly characterised by independent retailers such as Boles of Boyle, which was opened in 1886. There is a lack of national or international comparison multiples represented in the town and the comparison outlets are generally limited.
7.16 The environmental quality of Boyle is generally good and it has an attractive townscape, however the health check assessment conducted outlines that Boyle is a town in decline. The town has had little investment in recent years with many retail premises gradually being replaced by service and office functions. The retail role and function of the town is being eroded.
7.17 The tight urban grain and small retail units in Boyle town centre provide limited opportunities for large retail traders to enter the traditional retail core of the town. However, sites have been identified on Patrick Street and at the old mill that have the capacity to provide appropriate areas for delivering modern retailing formats.
Ballaghaderreen
7.18 Ballaghaderreen’s close proximity to Roscommon Town, Castlerea, Boyle and Carrick-on-Shannon, together with its limited population means its importance as a retail centre is restricted; however, the town does serve as a local retail and service centre for the north-west of County Roscommon.
7.19 In Ballaghaderreen retail facilities are concentrated along Main Street and Market Square and largely comprise of small local retailers. There is significant leakage to other urban centres such as Roscommon and Athlone, in particular for comparison shopping.
7.20 The environmental quality of some of the more peripheral streets such as Pound Street and Barrack Street is poor with a high level of dereliction, high vacancy levels, poor shop front maintenance and a dominance of overhead wiring.
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7.21 The future retail role of Ballaghaderreen in the short to medium term is as a service centre for the local population and surrounding hinterland. It is anticipated that the level of retail provision in the town will improve greatly with the occupation of retail units within the Ballaghaderreen Business Park and the new retail development currently under construction to the rear of Main Street. It is envisaged however, that the environmental quality of the town will be significantly enhanced with the completion of the Bypass.
7.22 There are a few under-utilised and largely vacant sites within the town centre which could be redeveloped for larger retail purposes. These include a large area of land located on Marian Road between Barrack Street and Station Road and the old Railway Station and Community Centre site on Station Road. In addition the SO1 lands, which comprise of backland areas to the rear of Pound Street and Barrack Street, offer considerable potential for appropriate town centre infill development.
Strokestown
7.23 Strokestown is an estate town, and one of the few planned towns within the county. The town is classified by the Heritage Council as a “Heritage Town” and is home to the internationally renowned Strokestown House and gardens.
7.24 Retail activity within the town is primarily centred on Elphin Street with the two main stores of Centra and Spar being the main convenience stores in the town. Other retail floor space comprises of a takeaway, butchers, estate agents and pubs.
7.25 The retail profile of Stokestown Town Centre would not be considered as vibrant as Roscommon, Castlerea, or Ballaghaderreen in terms of the range and quality of products it has to offer. The town offers a limited range of services and retailing facilities. The proximity of Carrick-on-Shannon, Roscommon and Athlone has impacted on the growth of its retail function.
7.26 The town centre contains considerable dereliction with vacant buildings a common feature along the main streets. Retail provision largely comprises of two convenience stores which cater for the majority of the town’s requirements. The town currently does not have the population or catchment area to service any large scale retail development within the town centre.
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7.27 Due to the considerable dereliction and high vacancy levels, there has been a considerable negative impact on the streetscape. Environmental enhancements such as a new public amenity space along Bawn Street and Church Street should be encouraged as well as appropriate hard landscaping, tree planting, street furniture and lighting, street signage, public art and more defined on-street car parking spaces. This will help in creating a better environment for Strokestown and stimulate the development of tourism-related retailing in the town.
Athlone-Environs
7.28 The Western Environs of Athlone consist of lands located in the Bogganfin/Monksland Townland at the junction between the N6 National Primary Route and the N61 National Secondary Route in south-western County Roscommon. These lands are within the administrative jurisdiction of Roscommon County Council but abut the boundary of Athlone Town Council and Westmeath County Council to the south-east.
7.29 There is a large number of houses currently under construction or proposed in the area, which is likely to substantially increase the population of the area and contribute further to the growth of the area.
7.30 The existing convenience stores within the catchment consist of four small local stores located at Kiltoom, Hudson Bay and Bellanamullia. The area comprises of a significant number of retail warehousing including the Monksland Retail and Business Park and the WestPoint Business Park in which there are a number of vacant units. It is recommended that the level of future retail warehousing developments permitted in the Athlone Western Environs area should be curtailed until these units have been occupied.
7.31 A specific area referred to as Zone H (General Development) in the Athlone Environs Development Plan 2002 was identified as the most appropriate location for the first new neighbourhood centre in Monksland. These lands at the western junction of the Old Tuam Road and the New Tuam Road and the Proposed New Monksland Link Road are centrally located within the Monksland/Bealnamullia residential area. A neighbourhood centre development has been permitted on lands as part of a new mixed use development and is currently under appeal.
Carrick-on-Shannon: Cortober
7.32 The Cortober area, which comprises the townlands of Cortober, Mullaghmore and Tullyleague, is located to the south-west of Carrick- on-Shannon.
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7.33 Substantial housing development in Cortober has been concentrated in ribbon development along the R368 and R370 Regional Roads resulted in a significant growth in the area’s population and physical size.
7.34 The largest retail/commercial development in recent years has been the Carrick-on-Shannon Retail Park between the N4 and the River Shannon. It includes a number of retail and commercial multiples including Supervalu, Cineplex, Supermacs, Elvery’s sports store and a number of other retail/commercial units. However, there are also a number of large vacant units in this scheme.
7.35 The area is continually undergoing development with a 6,515 sq. m retail warehousing development, known as the N4 Retail Park, near completion on the N4 Boyle Road, while construction is soon to begin on a new three storey building opposite the Lidl supermarket comprising 5,877 sq. m of retail development divided into 16 individual units ranging from 38 sq. m to 1,350 sq. m. It is understood that Toy’s ’r Us will occupy the largest retail unit in the scheme. The proposed development also provides for a leisure/bowling alley, restaurant and office space.
7.36 Given the concurrent growth of residential and commercial/retail developments in Cortober over the last number of years a more attractive and safer pedestrian environment should be encouraged including the provision of pedestrian crossings, high quality pavements and cycle paths, street lighting, and street furniture in the area.
Creagh
7.37 The area of Creagh comprises approximately 800 acres of land and is situated to the east of the town of Ballinasloe, north and south of the N6 National Primary Route.
7.38 Although the majority of the Creagh is currently undeveloped and in agricultural use the Roscommon County Development Plan 2002 has identified that the Creagh area is experiencing increasing pressure for urban generated ribbon development. It is anticipated that this pressure will greatly increase with the completion of a new high quality dual carriageway between Galway and east Ballinasloe.
7.39 At present, the N6 acts as a spine through the Creagh area providing good accessibility and road frontage to large parcels of land. Due to the low-density nature of development the level of pedestrian accessibility in the area is poor with the N6 and its associated heavy traffic providing a poor pedestrian environment.
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7.40 With the completion of the Galway to East Ballinasloe Dual Carriageway a large area of Creagh will become suitable for more intensive residential development. This will create an inevitable demand for complimentary uses such as local retail facilities. It is important that this future development is accompanied by high quality footpaths, street lighting, street furniture, open space and other amenities to ensure that a sustainable and attractive environment is created in the Creagh area.
Village Study
7.41 An assessment was carried out on the retail provision in villages across the County, which vary significantly in terms of their size and retail facilities offered. Local retailers in villages play a vital role in maintaining the rural economy of many areas in the County. The location of small retailers in the heart of a village creates a focal point and a sense of community.
7.42 From this assessment, it is clear that the areas in most need of redevelopment and investment are Elphin and Tulsk. It is clear that Elphin urgently requires investment with a lack of street activity brought on by an excessive number of vacant units. Elphin has the potential to develop its role in supporting the network of smaller villages across the County. Tulsk has significant capacity to improve its retail core with a focus on tourism given its strategic location and the existing Cruachan Aí Visitor Centre.
8.0 ASSESSMENT OF COMPETING CENTRES
8.1 This section of the report provides an assessment of competing centres to Roscommon. While the traditional competing centres such as Athlone, Longford and Carrick-on-Shannon are examined as part of this review, it was felt that it was also pertinent to focus on the impact of major retail developments in the Greater Dublin Area, Galway and Sligo.
8.2 The household survey revealed that there are high levels of expenditure leakage to the competing centres. In terms of comparison retail, Sligo and Athlone are the greatest attractors. It is envisaged that the retail role and function of these centres will continue to grow considering their gateway status and regional importance.
Longford
8.3 Longford would be considered a third tier town in the context of the Retail Planning Guidelines. Longford has direct connections to Roscommon Town via the N63. It is located approximately 30 kilometres from Roscommon Town. It is also within 22 kilometres of Strokestown. It is therefore within easy commuting distance of these two urban centres.
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8.4 It is evident for this assessment that Longford has an active and vibrant town centre area. Rates of vacancy are very low and there is a good range of retail facilities. Generally however, there is a lack of multiple representations within the town and the extent of convenience floorspace is currently somewhat limited considering the population of Longford and its catchment area. The town can become very congested, and there is a lack of adequate car parking facilities. These factors may dissuade customers from Roscommon from travelling to the town.
8.5 However, there are a number of large retail schemes in the pipeline for Longford, including two major mixed use retail schemes and a large new convenience development, and it is envisaged that once these are constructed, the retail offer of the town will be significantly enhanced. The development of significant convenience multiples such as Dunnes Stores will be a major retail draw to consumers in Roscommon and has the potential to increase the degree of leakage of expenditure from Roscommon to Longford.
Carrick-on-Shannon
8.6 Carrick on Shannon is the county town of Leitrim. In the context of the Retail Planning Guidelines, it would be considered a third tier centre.
8.7 Carrick on Shannon is an attractive healthy town centre and is a relatively good retail destination. In recent years the town has experienced significant growth in its retail sector with a number of major retail proposals including Tesco, the Town Centre scheme, as well as a number of retail warehouse schemes at Cortober and adjacent to the Tesco development.
8.8 It is envisaged that Carrick on Shannon will continue to capitalise on its growth and success and when current retail schemes in the pipeline such as the Town Centre development as well as the extensive retail warehousing developments are completed, the town will have a significant retail role and function. The new Tesco store is already a significant retail destination and attracts customers from a wide catchment area due to its ease of accessibility, ample car parking and wide convenience and comparison offer. Carrick on Shannon will thus continue to attract customers from other retail centres in Roscommon, particularly Boyle.
Athlone
8.9 Athlone is a significant retail destination for people from Roscommon and is considered to be an important competing centre in retail terms.
8.10 Overall, Athlone has a good retail environment with a number of well known multiples and national chains. For many years the town was imbalanced in terms of the concentration of retailing activities, the primary focus of retailing being concentrated around Golden Island as Roscommon Retail Strategy xv
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opposed to the traditional retail centre of the town. The relative weakness of the traditional town centre was evidenced by high rates of vacancy and poor visual appearance of many of the properties. It is envisaged however, that this imbalance will be significantly addressed with the new town centre scheme due to open this year. This, coupled with the significantly enhanced urban realm around the new civic centre and Prince of Wales Hotel, will act as a significant attraction for consumers and will revitalise the town centre area.
8.11 Athlone’s retail environment has significantly improved over the past number of years. There has been significant investment and commercial interest in the town. Although there are some areas that would still benefit from further rejuvenation, the town has a significant retail offer. It is likely in this context that Athlone will continue to attract customers from a wide catchment area particularly for comparison shopping.
Sligo
8.12 Sligo serves as a nationally strategic and regionally important commercial centre for the North West Region. Sligo is an attractive destination for shoppers from Roscommon for comparison shopping purposes. It is envisioned that much of the trade draw is generated by the Quayside Shopping Centre which accommodates a number of major anchors such as Monsoon and Next which are not available in Roscommon. It is likely that the appeal of the town will further be enhanced as future proposals such as the Wine Street development come on stream.
Greater Dublin Area
8.13 Although Dublin is located 146 kilometres from Roscommon, improvements to the N6 and N4 have made it much more accessible to the residents of Roscommon County. The Greater Dublin Area comprises of several major retail areas including Dublin City Centre, Blanchardstown, Dundrum Town Centre, Liffey Valley, Swords and Tallaght.
8.14 It is envisaged that shoppers from Roscommon will continue to visit Dublin City Centre and specific retail destinations such as Liffey Valley and Dundrum occasionally for comparison shopping and specialist retail facilities not readily available in Roscommon.
Galway
8.15 Galway City is the principle retail destination in County Galway and attracts customers from a wide catchment area. Galway is located 82 kilometres from Roscommon and is readily accessible from the western and southern parts of the county.
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8.16 Galway City has an attractive and dynamic city centre. Although there have not been many recent retail additions to the City, it still offers a broad range of international, national and local retailers and has a broad range of higher order retail services and facilities not available in County Roscommon. As a higher order centre, within the region it is likely that it will always attract some level of expenditure diversion from the County.
9.0 QUANTITATIVE ASSESSMENT
9.1 The approach taken in the capacity assessment included the following steps:
1. Estimate of population at base year and design year. 2. Estimate of expenditure per capita on convenience, comparison and bulky household goods at base year and design year. 3. Estimate of total available expenditure on base year and design year for residents of County Roscommon with adjustments to allow for inflows and outflows based on the household and shoppers surveys. 4. Estimate of the likely increase in expenditure available for provision of additional floor space, making allowances for existing planning permissions, increased efficiency of existing retail floor space and changes in the proportion of expenditure on other forms of retailing such as internet or mail order. 5. Estimate of the likely average turnover for new floor space in convenience, comparison and bulky household goods. 6. Estimate of the capacity for additional retail floor space in the county.
9.2 The population projections were based on a growth rate of 1.6% per annum in order to be consistent with the Roscommon County Development Plan.
9.3 The table below sets out the floorspace capacity in the County to 2014 and 2020.
Table 1: Floorspace Capacity 2014-2020
Year Convenience Comparison Bulky sq. m sq. m sq. m 2014 Low 2,649 15,245 - 20,496 2014 High 4,577 21,732 - 17,813 2020 Low 6,595 37,798 - 12,685 2020 High 10,655 56,653 - 5,346
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9.4 It can be seen from above that the capacity for additional convenience floor space by 2014 ranges from approximately 2,649 sq. metres to 4,577 sq. metres and for convenience goods between 10,269 sq. metres and 15,944 sq. metres for comparison goods. For bulky comparison goods in the form of retail warehousing, a deficit scenario is indicated. This is due to the high levels of this type of floorspace that have been delivered in recent years.
9.5 Figures for 2020 outline how there is capacity for between 6,595 sq. metres to 10,655 sq. metres for convenience expenditure and 30,461 sq. metres and 47,098 sq. metres for comparison expenditure.
9.6 The floorspace capacity figures outlined in table 1 above should not be considered as upper limits, merely as indicative of the scale of new floorspace required to meet the needs of existing and future population and expenditure in the county. Additional new floorspace may be proposed and this could replace some existing outdated or poorly located retail floorspace. These figures should be seen as minimum rather than maximums. The key consideration is the location of new floorspace. The quantum only becomes a critical consideration where new convenience and comparison floorspace is proposed outside of the defined retail core of any town or village and the issue of likely impact on the town centre as a whole arises.
9.7 Nor should the deficit capacity in terms of retail warehouse floorspace be seen as a constraint to the delivery of further schemes of this nature in the County. As noted elsewhere in this study, this form of retailing is increasingly being developed due to increasing diversification of retailers in terms of their product offer and increasing expenditure on home improvements and DIY. It is detailed in the Retail Planning Guidelines that “generally speaking the evidence is that planned retail parks do not have any material impact on town centres provided the range of goods is limited to truly bulky household goods or goods generally sold in bulk”. It is envisaged that the market will largely dictate the need and demand for further schemes of this nature in the County. It is not the purpose of the planning system to constrain development. The key point will not be to inhibit competition or the development of such parks, but to ensure that the range of goods sold from such units is tightly controlled so that there is no adverse impact on the vitality and viability of town centres within the County.
10.0 POLICIES AND ACTIONS
10.1 A key principle in the provision of future retail floorspace is the need to reinforce the existing retail hierarchy of the County, and in particular existing town and village centres.
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10.2 A number of general policies and objectives are recommended for implementation to encourage and foster retail development in the principal towns and villages in the County. Whilst it is acknowledged that the development of retail facilities is largely dependant on market demand and retailer requirements, it is envisaged that general policies can be introduced to help promote town and village centres as vibrant and attractive areas thus encouraging their growth and development for retail, retail service, professional service and other complementary land uses.
10.2.3 A key factor in the development of future retail facilities, particularly in some of the more peripheral and declining urban centres will be the development of a critical mass of population to support additional retail facilities. In this regard, and in the interests of sustainable development, residential development should be promoted and developed in existing town and village centres in the County rather than in a dispersed manner. This pattern of consolidation will ensure that towns and villages in the county become active living centres with the critical mass of population necessary to support a range of facilities and services. Other important general policies in towns and villages include:
Design and Shop Front Guidelines - The preparation of design guidelines for shop frontages and upper floors of buildings. Advice should also be given to property owners and retailers on urban design. This should include the retention of existing traditional shop fronts and timber sash windows in upper floors.
Living over the Shop Initiative - The continued promotion and development of the living over the shop initiative.
Business Improvements District Schemes - A feasibility study regarding the development of town centre management initiatives for the principal towns in the County in association with the Chambers of Commerce should be prepared. This may include the setting up of a town centre management committee and one or more ‘BIDS’ or Business Improvement Districts.
In a Business Improvements District Scheme, a group of businesses are empowered, where a majority of those businesses agree, to raise a special contribution from all the businesses in the defined area to pay for the carrying out of complementary local services and improvements, within that defined area. The boundary of, and the range of local improvements to be carried out in the defined area of, a Business Improvements District Scheme are set out in a detailed business plan which is developed by the business community in association with the local authority.
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It is anticipated that it will be entirely a matter for the business community to develop a BID Plan and to decide on the level and type of works, services or projects that are desirable and the type of financial investment they will make. It is envisaged that legislation will be enacted in the near future to provide for the formal establishment of BIDs. The BIDs approach will provide the opportunity to lever in private sector funding for the improvements and their subsequent management in addition to sources of local authority funding.
Special Contribution Scheme - Investigations should also be carried out regarding the possibility of developing supplementary development contribution scheme for specific works which enable town centre management and environmental improvements which specifically enhance the vitality and quality of town centres in the County.
Parking - Adequate town centre parking has been identified as a critical issue in the success of town centres by both retailers and consumers in Roscommon County. At this juncture it is recommended that in order for the County to retain its competitiveness with other retail centres, there should be no car parking charges for short term parking within town centre car parks/on street parking (max three hours). This allows ease of access and parking for consumers/shoppers but prevents the utilisation of spaces for longer term use by people working in the town centre area.
Infill Development - It is recommended that the ground floor units of town centre residential developments (particularly those with an active street frontage) are designed with flexibility, for example higher floor to ceiling heights, to enable their easy conversion to retail or other commercial use if the demand so necessitates. This is to avoid the development of ground floor retail units which remain vacant with no active use which can be detrimental to the vitality and viability of town centres.
10.2.4 A number of specific local objectives have also been identified for the main urban areas in County Roscommon.
Roscommon
• A comprehensive and detailed environmental improvement scheme should be drawn up for the town centre, for Main Street, Castle Street, Goff Street and Church Street in particular, eventually extending to the entire town centre area. This should include significant new pedestrianised areas, high quality paving and street furniture, tree planting, flower baskets, sculpture, water features, lighting and so on. • The refurbishment/upgrading of a number of laneways and associated archways to improve the shopping environment and encourage greater pedestrian permeability, particularly between Main Street and the extended town centre to the east.
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• There are a number of sites in the town centre area such as the Roscommon Mart site and other sites adjacent to the new Centre Point Retail Park on the Circular Road which should be encouraged for town centre development.
Castlerea
• The creation of a more defined and consolidated retail core with new car parking facilities to help service the retailing area. • The development of detailed feasibility studies by relevant developers and retailer interests for the development of a number of large key sites such the Mart and River Island sites for town centre/retail uses development. • Environmental enhancement schemes should be carried out in the town centre to include upgrading and widening of pavements at appropriate locations and the removal of remaining overhead wires to underground. • The potential to designate an element of short-term on-street parking areas along Main Street should be explored.
Boyle
• The development of the town’s potential for tourism-related retailing through the upgrading and enhancement of the public realm. • The potential for creating a high quality pedestrian link along the riverside between Bridge Street and the Mace supermarket should be explored. • The establishment of cafés and restaurants along the northern river bank should be encouraged to provide passive supervision along this walkway. The streetscape, paving etc. in this area needs to be enhanced through appropriate environmental improvement works. • The development of detailed feasibility studies by relevant development and retailer interests for identified opportunity sites should be encouraged by the Council.
Ballaghaderreen
• A comprehensive and detailed environmental improvement scheme should be drawn up for Market Square, Main Street, Pound Street and Barrack Street, eventually extending to the entire town centre area. This should include new pedestrianised areas, high quality paving and street furniture, tree planting, flower baskets, sculpture, water features, lighting and so on. The scheme should extend to include all signposting and traffic light hardware. • The consolidation of the existing retail core of the town through the reuse of vacant and derelict structures should be promoted.
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• Efforts to enhance the town’s retail role and function where appropriate should be made through the development of opportunity sites close to the town centre for larger retail development. • The framework plan for the lands previously defined as SO1 should be promoted and finalized as part of the LAP process. • The potential to designate an element of short-term on-street parking areas along Main Street should be explored. • Market Square should be developed as a more pedestrian friendly environment with the provision of street furniture, sculptures and street lighting.
Strokestown
• Promote the consolidation of the existing retail core of the town through the reuse of vacant and derelict structures and brownfield sites on Elphin Street, Bridge Street and Church Street. • Environmental enhancements such as a new public amenity spaces along Bawn Street and Church Street should be encouraged as well as appropriate hard landscaping, tree planting, street furniture and lighting, street signage, public art and more defined on-street car parking spaces.
Athlone Environs
• New access and road improvements such as the upgrading of the Old Tuam Road/New Tuam Road West Junction and the provision of the new Monksland link road should be encouraged to increase accessibility to the Western Environs area from the adjoining national road infrastructure. • A more attractive and safer pedestrian environment should be encouraged including the provision of pedestrian crossings, high quality pavements and cycle paths, street lighting and street furniture in the area. • The feasibility of developing a local bus service with the provision of new bus stops/shelters at appropriate locations linking Monksland with Athlone should be investigated. The possibility of developing a terminus in this area should also be explored. • Initiatives for greater pedestrian accessibility and movement in the area should be promoted such as the provision of a new pedestrian/cycle route.
Carrick-on-Shannon : Cortober
• To provide a more attractive and safer pedestrian environment and generate greater connectivity between residential and commercial/retail developments in the area with the provision of pedestrian crossings and traffic lighting at appropriate locations, high quality pavements and cycle paths, street lighting, and street furniture in the area.
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• The potential for a new local bus route from Cortober to Carrick- on-Shannon should be encouraged to increase connectivity within the larger urban area and reduce dependency on the private car.
Creagh
• Ensure that all future development in the Creagh area is accompanied by high quality footpaths, street lighting, cycleways, street furniture, open space and other amenities.
11.0 CRITERIA FOR ASSESSING FUTURE RETAIL DEVELOPMENT
11.1 All applications for significant retail development should be assessed against a range of criteria.
11.2 All applications for retail developments should be subject to the sequential test. Where an application for a retail development outside of the town centre is lodged to the planning authority, the applicant should demonstrate that all town centre options have been assessed and evaluated and that flexibility has been adopted by the retailer in regard to the retail format
11.3 It is also recommended that the applicant should address the following criteria:
• Support the long term strategy for town centres as established in the development plan and not materially diminish the prospect of attracting private sector investment into one or more town centres. • Cause and adverse impact on one of more town centres, either singly or cumulatively with recent development or other outstanding planning permissions, sufficient to undermine the quality of the centre or its role in the economic and social life of the community. • Diminish the range of activities and services that a town centre can support. • Cause and increase in the number of vacant properties in the primary retail area that is likely to persist in the long term. • Ensure a high standard of access both by public transport, foot, private car so that the proposal is easily accessible by all sections of society. • Link effectively with an existing town centre so that there is likely to be commercial synergy.
11.4 The report also sets out more specific criteria for assessing planning applications for different types of retail development.
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CHAPTER 1 - INTRODUCTION
1.1 INTRODUCTION
1.1.1 The Retail Planning Guidelines (RPGs) for Planning Authorities, issued by the Department of the Environment and Local Government (DoELG) in January 2001, require Local Authorities to prepare retail strategies and policies for their areas and to incorporate these where appropriate into their development plan. In 2002, Brady Shipman Martin prepared a comprehensive Retail Strategy for County Roscommon.
1.1.2 However, considering the growth in population and increased demand for retail services that the County has experienced since the adoption of the strategy, it was considered that the time was opportune to review the County Retail Strategy in tandem with the preparation of the new County Development Plan – 2008 - 2014.
1.1.3 The Strategic Issues Paper prepared in relation to the County Development Plan Review outlines that that there have been many changes in the retail sector and in consumer spending patterns. It is acknowledged that there is a need to provide a broad range of retail shopping facilities in designated development centres to ensure self sufficiency and to prevent leakage of expenditure to competing centres within the wider hinterland and catchment area. The paper identifies a number of issues surrounding retail and town centre development which are summarised below:
1. What level of commercial services (shops, restaurants, crèches, leisure and recreational facilities) do you expect to be provided in the various urban centres of Roscommon? Where should these services be provided? 2. How do we prevent leakage to other retail centres outside the County? 3. What improvements should be made to the provision of retail services within your area? How can developers improve the way in which retail development serve the needs of customers? 4. Is the availability and accessibility of and the cost of car parking and ease of access an important consideration in your decision to shop locally? 5. Should we protect small or local convenience outlets (and other commercial facilities) given the trend towards larger purpose built centres and at what cost to the price of goods? 6. What infrastructure or facilities should be provided to support retail businesses? 7. How can public transport links to retail centres be improved? 8. Can we make town and neighbourhood centres more attractive for shopping, leisure and residential activities? 9. What should the role of traditional main street shopping locations be in the view of changing shopping patterns? 10. How can good design in the main centres be encouraged?
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11. Neighbourhood centres are locations within towns, ideally within 200 metres of residences, which provide for local shopping and other services. Do you think that current provision is adequate?
1.1.4 John Spain Associates were commissioned to review and revise as necessary the existing strategy and to provide advice regarding the broad quantum, scale and type of retail development required in Co. Roscommon. Detailed consideration of the above issues was given in the preparation of the strategy document and in the formulation of policies and actions regarding future retail developments in County Roscommon.
1.2 THE PURPOSE OF THE RETAIL STRATEGY
1.2.1 The purpose of the retail strategy is to implement the objectives of the Retail Planning Guidelines. Roscommon County Council have requested that the review considers in particular the following:
1. Policy background review. 2. Review of the existing retail strategy which will include findings and recommendations and progress to date. 3. Retailing within the County to include; confirmation of the retail hierarchy, the role of centres and the size of the main town centres to include a definition in the development plan of the boundaries of the core shopping area of town centres. 4. Health check assessments of the principal towns within the County (Roscommon, Boyle, Castlerea, Strokestown and Ballaghdereen) and also the environs areas of Athlone, Cortober (on the outskirts of Carrick on Shannon) and Creagh on the outskirts of Ballinasloe. 5. Household and Retail Business Survey. 6. Future retail development requirements. 7. Guidance on the location and scale of retail development. 8. Policies and action initiatives to encourage the improvement of town centres and villages and in particular proposals for encouraging retail development in villages. 9. Identification of criteria for the assessment of retail developments.
1.2.2 A joint development strategy for the Athlone Environs area is also being pursued at management level between Roscommon County Council and Westmeath County Council.
1.2.3 In preparing the review, John Spain Associates had particular regard to:
1. Consideration of new retail trends, best land use planning practice and changes in national policy and market shifts.
2. The impact of the National and Regional Planning Guidelines:
3. Updated economic data.
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4. Population growth based on the 2006 Census and predicted trends.
5. The vitality and viability of the existing centres of County Roscommon including a;
i) Review of changes in land use within the centres. iii) Review suitability of existing floorspace. iii) An assessment of proposed developments on the retail profile and structure of the towns.
6. The impact of major retail development in competing centres.
1.3 APPROACH
1.3.1 The approach taken in the formation of the review of the retail strategy, undertaken between and December 2006 and March 2007 included the undertaking of baseline survey and research. This comprised the following components:
Policy Analysis: National, regional and local policies were reviewed in the context of the retail strategy with particular reference to the retail hierarchy and existing and emerging development plan policies.
Retail Trends: A review of recent retail trends was carried out and an assessment made of their impact and influence on the retail profile and function of Roscommon.
Economic Context: Retail expenditure is influenced by the economic performance of the County. The economic context for the analysis was therefore established.
Retail Hierarchy and Identification of Core Retail Areas: The structure and context of each town was analysed to determine the core retail areas and growth of core retail areas, and to identify the hierarchical retail structure of the principal towns in the County.
Survey: The existing 2002 floorspace study was updated. A household survey was undertaken to establish the existing shopping patterns in the County. This also provided clarity on the extent of leakage to other competing centres and highlighted shoppers concerns regarding the quality and quantum of existing retail floorspace. The business survey provided a snap shot view of retailing in the County from the retailer’s perspective.
Qualitative Survey: A qualitative health check survey was carried out in order to assess the current level of vitality and viability of the key centres in the County – Roscommon Town, Boyle, Castlerea, Strokestown and Ballaghdereen to assess their strengths and weaknesses in retail terms.
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Chapter 1 – Introduction
It is noted that whilst Ballinasloe is located in close proximity to certain parts of the County, the household survey (see section 6) revealed that it did not attract a high level of customers for retail purposes. In this regard it is not considered to be a competing centre. The environs areas of Cortober (Carrick on Shannon) and Monksland (Athlone Environs) were also assessed. Opportunity sites for retail development and expansion were also identified.
Analysis of Competing Centres: Major competing centres including Athlone, Longford, Carrick on Shannon, Sligo and the Greater Dublin Area were assessed to identify their retail offer and roles in the context of Co. Roscommon.
Quantitative Analysis: Population analysis, expenditure analysis, turnover analysis and overall analysis was carried out.
1.4 PREPARATION OF RETAIL STRATEGY
1.4.1 The qualitative and quantitative analysis and other inputs as outlined above are fundamental in the capacity assessment of the County’s need for future convenience and comparison floor space. In brief, the assessment comprised the following principal elements:
(i) Population forecasts. (ii) Establishing convenience and comparison expenditure between 2006 to 2014 and 2014 to 2020. (iii) Establishing the extent of existing floor space and its turnover. (iv) Analysing the above data to determine the potential convenience and comparison spend available to support new retail floor space to 2020.
1.4.2 The final component of the study was to determine the retail strategy for County Roscommon to 2020. The factors influencing this included:
• Retail hierarchy. • Population size and distribution. • Sequential test. • Nature of retail provision and need – convenience, comparison and retail warehousing. • The shopping environment and mechanisms to enhance the vitality and viability of town centres. • The need to sustain and enhance Roscommon’s regional role and prevent unnecessary leakage of expenditure to competing centres. • Recognition of the predominantly rural nature of the County and the need to ensure the strategy served all sectors of the community in a way, which is efficient, equitable and sustainable. • Opportunities to attract shopping to the County.
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1.5 STRUCTURE OF THE REPORT
1.5.1 The remainder of the report is structured as follows:
Section 2 Policy Analysis
Section 3 Retail Trends
Section 4 Economic Context and Population
Section 5 Retail Hierarchy and Identification of Core Retail Areas
Section 6 Survey Approach and Analysis
Section 7 Health Check Qualitative Assessment
Section 8 Assessment of Competing Centres
Section 9 Quantitative Analysis and Capacity Assessment
Section 10 Strategic Guidance on Location and Scale of New Retail Development and Policies and Actions for Enhancing the Retail Role of Towns and Villages
Section 11 Criteria for Assessing Future Retail Development
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CHAPTER 2 - POLICY ANALYSIS
2.1 INTRODUCTION
2.1.1 The purpose of this chapter is to review the relevant spatial and sectoral policy documents which will guide the development of Roscommon and influence the future expansion of retail services in the County. The purpose of this chapter is to highlight the principal documents guiding the development of the County and in particular, any significant changes which have taken place in policy context since the previous Strategy.
2.1.2 In this section, we identify the current and emerging plans, policies and proposals that are relevant to the review of Retail Strategy in the following order:
• National
• Regional and
• Local
2.2.0 NATIONAL LEVEL
2.2.1 Five national level plans, strategies and guidelines are of particular relevance to the shape and direction of the Strategy. These are
• National Spatial Strategy 2002-2020
• The National Development Plan 2007-2013
• Sustainable Development: A Strategy for Ireland
• Transport 21
• Retail Planning Guidelines for Local Authorities
National Spatial Strategy 2002-2020
2.2.2 The National Spatial Strategy (NSS) was published on 28th November 2002. The NSS provides a broad planning framework for the location of development in Ireland over the next 20 years. The key objective of the National Spatial Strategy is the achievement of more balanced regional development. The strategy examines the growth patterns of the various regions in the country and provides guidance on the future direction of this growth. It also identifies potential development patterns for different areas and sets out overall policies for creating the conditions necessary to influence the location of different types of development in the future.
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2.2.3 The NSS has the following role:
• “Support a better balance of activity and development between areas experiencing rapid development and congestion and areas that are economically under-utilised. • Guide Government departments and agencies in formulating and implementing policies and public investment decisions which have a strong spatial dimension. • Set a national context for spatial planning to inform regional planning guidelines and strategies and county and city development plans. • Inform strategic infrastructure decisions, by taking account of and highlighting the relationship between infrastructure and the economy, patterns of development within it, and quality of life. • Guide the private sector in the making of investment decisions and individual choices but offering greater certainty, since public policy alone will not achieve the objectives of the National Spatial Strategy.”
2.2.4 The Strategy predicts that the population of the State will increase to between 4,391,000 persons and 5,013,000 persons in 2020 depending on the countries economic growth. Within the Western Region it is predicted that there will be an increase in population from its present level of 380,057 persons to 460,000 persons by 2020. According to the census 2006, the population of the Western Region is currently 413,383, which is an increase of 33,086 persons since the 2002 Census. Preliminary Census figures for 2006 indicate that County Roscommon has a current population of 58,700 persons. This is a 9.2% increase in population from the 2002 Census figures. It is evident that the population of the region is exceeding the predictions set out in the NSS. In this context, predictions regarding future quantums of retail floorspace in the County should be treated with caution, as they are based on assumptions regarding issues such as population growth. This is discussed further in section 9 of this report.
2.2.5 It is detailed in the NSS that the settlement strategy for the western region is based on a hierarchy of urban centres which are made up of Gateways, Hubs, County Towns, Large Towns and District Towns.
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Figure 2.1: Hubs and Gateways Source: National Spatial Strategy
2.2.6 Within the region, the spatial structure is concentrated on the National Gateway cities/towns of Galway, Sligo, and Athlone. These centres together form a national strategic “growth triangle”. Castlebar, Ballina and Tuam are classified as Hubs. Roscommon is classified as a County Town.
2.2.7 It is detailed in the Strategy that in the wider western region Roscommon and Ballinasloe have a strong functional link with parts of the Midland region, particularly Athlone. It is stated that Roscommon and Ballinasloe will benefit from Galway and the Midlands by virtue of their location on National Transport routes.
2.2.8 Roscommon Town is designated as a ‘’County Town’’ with an “Urban Strengthening Opportunity”. It is stated within the NSS that such towns have the capacity to grow and should be the focus of the settlement policies of local authorities. In this context, it is envisaged that infrastructure and services provided in a County Town is targeted to a local level. A range of retail services catering for convenience and comparison shopping should be provided.
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2.2.9 Boyle, Castlerea, Ballaghaderreen are classified as Towns of 1,500- 5,000 persons located in a predominately rural location. These towns present opportunities for development and expansion through effective promotion and marketing with larger towns, hubs and gateways.
National Development Plan (2007 – 2013)
2.2.10 The National Development Plan covers the period from 2007-2013. The plan sets out a national development strategy in the areas of physical, social and community infrastructure.
2.2.11 The National Development Plan aims to meet a number of key challenges which includes the following:
Remove remaining infrastructural bottlenecks that constrain economic development; Ensure that the enterprise sector continues to expand and attract investment; Recognise that economic and social progress are inter dependent; Ensure that the National Spatial Strategy is reflected in the implementation of the Plan; Protect, preserve and improve the natural environment; Ensure integrated, value for money governance.
2.2.12 The National Development Plan proposes investment of €184 billion in Ireland’s economic and social infrastructure, enterprise, science and agriculture, environmental services, training and skills base of people. €54.7 billion is proposed to be invested in the economic infrastructure. The high level of investment into the country’s transport infrastructure is a key component of the Plan.
2.2.13 The National Development Plan sets out a Regional Development Strategy which is based on the framework set out in the National Spatial Strategy. The Plan states that this will ensure efficient utilisation of the Plan’s funds.
2.2.14 It is detailed that the plan will promote regional development with a particular focus on investment in the NSS Gateway Centres. It is outlined that the key to regional development will be the efficient utilisation of Plan investment, especially in infrastructure. To further assist the process, a Gateway Innovation Fund will be established. The Exchequer will provide an initial €300 million and thus will be designed to attract significant matching funding – public or private or a combination of both. Leading local authorities within Gateway Centres will be able to advance bids for local economic infrastructure not already part of mainstream Plan investment or local capital programmes, such as regeneration projects, transport initiatives and Quality of Life Projects.
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Such funding will have implications for competing centres to Roscommon such as Athlone, Sligo and Galway. Monksland in the Athlone Environs is in a position to benefit from the Gateway Innovation Fund.
2.2.15 The investment framework and strategy in the NDP will assist and enhance physical and spatial planning and promote regional development. With regard to County and other town structures it is detailed in the NDP that the important regional and local roles of Ireland’s network of towns will be capitalised on so that they can attract investment and act as engines of local growth within a wider revitalised and diversifying rural economy. It is stated that there are other strategically positioned county towns and other large towns whose continued development must be facilitated in national investment terms so that they may continue to play an important role in ensuring that balanced development takes place not only between regions but within them as well. The further development of these and other similar locations will be encouraged through effective local planning and leveraging wider public and private investment. This will have implications for County Towns such as Roscommon.
Sustainable Development: A Strategy for Ireland
2.2.16 The Sustainable Development: A Strategy for Ireland document was published in 1997 with the principal aim of providing a:
“comprehensive analysis and framework which will allow sustainable development to be taken forward more systematically in Ireland.”
2.2.17 This document provides both a strategic framework for, and sectoral guidance on, the issue of sustainable development. The specific sectors discussed in the document include agriculture, forestry, marine resources, energy, industry, transport, tourism and trade.
2.2.18 It is noted that land use planning can contribute to sustainable development by encouraging efficiency in the use of energy, transport and natural resources through careful location of residential, commercial and industrial development, the efficient use of existing developed areas, protection and enhancement of the natural environment and ensuring that new development needs are accommodated in an environmentally sustainable and sensitive manner. 2.2.19 Retail development can contribute to the drive for more sustainable development through the appropriate development of new retail services, e.g. at a scale and location which serves to reduce the need to travel, will fulfil the social requirements of the community and will represent efficient land use practice.
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Transport 21
2.2.20 The Transport 21 Programme was launched in November 2005 and contains the plans for the capital investment in the national transportation system for the 10 year period to 2015. The Transport 21 Programme has two separate strands: A Greater Dublin Area Programme and a National Program. For the latter, the focus is on the national roads network, public transport network, and improved regional and local public transport. A key objective of the Programme is:
• The creation of a high quality, efficient national road and rail network consistent with the objectives of the National Spatial Strategy.
2.2.21 The West of Ireland will be a major recipient of the transport investment provided for under Transport 21. Considerable funds will be invested into road, rail and regional airports along the whole western part of the country. The national primary network will be substantially upgraded. The national secondary network will see some upgrading.
2.2.22 The programme contains a number of elements influencing the transportation network in Roscommon which include:
• The improving of the strategic road links both from Dublin to the west and northwest by upgrading the N4, N5 and N6. • The Western Rail Corridor will be reopened and new and more frequent rail services will be provided within the western area and between the west and the rest of the country. This new line will facilitate the provision of inter-regional services within the BMW Region and will facilitate population growth in west Roscommon and the Ballaghdereen area. • N6-Athlone-Ballinasloe. This scheme involves the construction of 19 km of dual carriageway between Athlone and Ballinasloe and will significantly benefit access to County Roscommon. • N6- Kilbeggan to Athlone. The scheme will consist of 29 km of dual carriageway and will bypass the towns and villages of Kilbeggan, Horseleap, and Moate - Completion due 2008. Both the N6 Athlone – Ballinasloe and Kilbeggan to Athlone schemes are on the Dublin – Galway axis. • N4-Part of the continuous upgrade, with particularly emphasis on the proposed Carrick-on-Shannon, and Dromod Bypass. • N5 - Ballaghdereen By-Pass. This is at planning stage and approved to go to CPO publication in 2007.
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Retail Planning Guidelines
2.2.23 The Retail Planning Guidelines provide national level policy guidance in relation to retailing. The guidelines provide clear objectives for retail policy, set out guidance in relation to specific retail formats and issues advice in relation to the location of new retail development. The guidelines represent a plan led approach to retail development at a national level, which is then followed on by the use of county retail strategies to guide development at a localised level.
2.2.24 One of the key features of the guidelines is the introduction of the sequential test approach in relation to assessing retail applications, with the focus on town centres as the preferred location for new retail development. Where there are no town centre sites available, the next preferred option is edge of centre sites. Out of centre sites should only be considered where there are no town centre or edge of centre sites available or where satisfactory transport accessibility realistically cannot be ensured within a reasonable period of time. It is noted that bulky household shopping is becoming increasingly popular as retailers diversify their product lines to include more bulky items such as flat pack furniture etc. Furthermore certain retailers such as toy shops are increasingly locating in edge of centre and out of centre locations due to the bulky range of goods that they now sell.
2.2.25 The previous retail strategy for County Roscommon had been prepared in the context of the Retail Planning Guidelines 2000. These guidelines were subsequently amended, with the revised Guidelines issued in January 2005. The policies of the Guidelines have essentially remained the same, with the revision affecting policy in relation to the cap on the floorspace of retail warehouses. The 2000 Guidelines had placed a cap of 6,000 sq. m. on the floorspace of single retail warehouse units. The revised Guidelines state that this cap will not apply in areas which are the subject of Integrated Area Plans, under the Urban Renewal Act, 1998, in the Gateway centres designated in the National Spatial Strategy. It is noted that part of the environs area of Athlone (a gateway) is located in Roscommon. However, this area was not subject to an Integrated Area Plan under the provision of the Urban Renewal Act 1998. In this context, the cap of 6,000 sq. m. will continue to apply to retail warehouse units in Roscommon County.
2.3 REGIONAL LEVEL
Regional Planning Guidelines for the West, 2004-2016
2.3.1 The Regional Planning Guidelines for the West Region were adopted by the regional authority in 2004. The Guidelines cover the period from 2004 to 2016 and aim to achieve a better spatial balance of social, economic and physical development throughout the region. The projected population for the west region in 2020 is 460,000 persons.
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2.3.2 As in the NSS, the settlement strategy for the region is based on a hierarchy of urban centres which include the Gateway, Hubs, County Towns, Large Towns and District Towns.
2.3.3 The role of the various urban centres in the region is outlined in Table 2.1 below. The Guidelines reiterate the supporting role of the hubs as outlined in National Spatial Strategy. However, it is also noted that they are strategic urban centres which reach out to wider rural areas of the region. They would therefore be required to have a high level of service provision, including retail facilities. The Regional Guidelines establish a settlement hierarchy which is summarised in Table 2.1. The table serves to illustrate where the main centres in the County sit in the settlement hierarchy.
Table 2.1: Settlement Hierarchy for the Western Region Settlement Hierarchy for the Western Region Classification Settlements Regional Gateway Galway City Regional Hub Ballina, Castlebar County Town Roscommon, Carrick-on-Shannon Larger Towns Boyle, Ballaghaderreen, Castlerea District Towns Strokestown, Roosky Other Towns and Villages Settlement throughout the Region with important roles as residential, retail and service centres.
2.3.4 It is noticed that a number of towns, including Roscommon have recently experienced levels of population growth and continue to remain attractive locations for new residential development. The Guidelines advise that care should be taken to ensure that the expansion of these towns is matched by similar development of community, social and retail developments. The Guidelines also note the presence of a developed network of smaller towns and villages across the region which has an important role as service/retail/residential centres. This growth which is above the overall National trend to some extent casts a context in which the National and Regional Strategies and Guidelines need to be reviewed.
National and Regional Population Projections 2006 – 2020
2.3.5 In February 2007, the Department of the Environment published revised national and regional population projections. The report states:
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“Since the publication of the 2006 Census preliminary results, it has become necessary to review the population projections which have been used in the National Spatial Strategy (NSS) and which formed the basis for the Regional Planning Guidelines which were adopted in mid 2004. This review is also necessitated by the fact that the Central Statistics Office’s regional population projections up to 2021 which were produced in 2005 will only be reviewed in late 2007 or early 2008. This document sets out national and regional projections for 2020 which have implications for RPGs and Development Plans. They also provide a basis for how government bodies may allocate infrastructure investments.”
2.3.6 With regard the Western Region it is outlined that the west and border regions have displayed a consistently upward trend in their rates of growth relative to the State as a whole. In the case of the west, the growth has been from marginally below the State rate in the 1991- 1996 period to marginally above in the 2002 – 2006 period. It is outlined that the population of the western region in 2006 was 413,383 persons. This increased by 33,086 persons or 72% since 2002.
2.3.7 Table 2.2 below sets out the revised population projections for the western region
Table 2.2: Projections for the Western Region 2020 Region 2006 2011 2016 2020 % % RPG 2020 Share Share 2020 Projection 2006 2020 RPG West 413,383 454,380 497,217 527,228 9.76 9.89 460,000 67,228
2.3.8 Under the updated projections therefore the population of the Western Region is predicted to increase from 460,000 persons (figure set out in the Regional Planning Guidelines) to 527,222 persons. It is noted that although Census 2006 data is not yet available for Roscommon Town, the Roscommon urban and rural area grew by 15% over the last intercensal period. This is a significant increase and will have implications for the provision of associated facilities such as retail development to meet the needs of this growing population and the capacity to absorb even greater growth.
Conclusions
2.3.9 The policies of the Regional Planning Guidelines serve to channel population growth and development into a hierarchy of settlements. However, they also emphasise that these centres should also provide the necessary services to cater for this growth. In terms of retail planning, it will therefore be necessary to ensure that the appropriate level of retail development is provided which will match the role of towns and villages in the settlement hierarchy.
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2.4 COUNTY AND LOCAL POLICY
2.4.1 At the County and local level, the plans and strategies, which have an influence, or will have an influence on the retail strategy are:
• The Roscommon County Development Plan.
• The Town Development Plans for Roscommon, Boyle, Ballaghaderreen, Strokestown, and Castlerea.
• Athlone Environs Development Plan prepared by Roscommon County Council.
• Athlone Environs Specific Objective 1 Local Area Plan 2006 – 2012.
The Westmeath County Development Plan, Athlone Town Plan, Leitrim County Development Plan, Carrick-on-Shannon Town Plan, Galway County Plan, Galway County Retail Strategy, Westmeath Retail Strategy, Leitrim Retail Strategy were also reviewed. A detailed summary of these plans however, is not included in this chapter.
Roscommon Development Plan 2002-2008
2.4.2 The Roscommon County Development Plan was adopted on the 29th July 2002. The Development Plan does not include a specific retail strategy but contains several retail policies and guidelines for the county. The principle of the Development Plan is to encourage the development and expansion of a vibrant and strong retail sector. The plan guides new retail development towards town centres and local centres. The Roscommon Development plan 2002 contains the following objectives:
• To promote town centres as the main retail location with each settlement. • To promote Roscommon Town as the principal retail centre in the county. • To permit new shopping developments within the existing shopping areas of the town and villages only, or on suitably zoned land immediately adjoining the main shopping area. • To facilitate and encourage the appropriate provision of retail facilities in the areas that is an inconvenient distance from existing retail centres in order to service local needs. • To assess proposals for the rebuilding and extension of rural shops having regard to retail scale of the outlet and the overall retail policy. • To encourage the use of upper floors of retail and commercial outlets for residential uses. • To restrict shops and motor fuel filling stations to towns and village locations except where it can be established that there is
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a need in a rural locality due to the remoteness from existing urban centres. • To ensure that visual and residential amenity is not impaired by a proliferation of motor fuel filling stations, and to support and encourage the retention and development of local village and rural shops.
2.4.3 The County Plan sets out the retail hierarchy for the County. Roscommon Town is defined as the County Retail Centre. Table 2.3 indicates the retail hierarchy.
Table 2.3: Retail Hierarchy of County Roscommon Hierarchy Level Centre Type Description Level 1 County Retail Roscommon Town Centre Level 2 Town Centres Castlerea, Boyle, Ballagherreen,
Level 3 Local & Cortober, Neighbourhood Monksland, SO1 AEDP, Centres Strokestown smaller villages, rural shops (post offices, petrol stations) Source: Roscommon County Development Plan 2002-2007
2.4.4 It is outlined in the plan that the settlement structure of Roscommon is characterised by a strong rural population supported by a number of centres, the largest of which is Roscommon Town with a population of approximately 4,500 persons. It is noted that although population figures for Roscommon Town are not yet available from the CSO, the population of Roscommon rural and urban area grew by over 15% in the last intercensal period. The population of the town is therefore likely to be significantly in excess of 4,500 persons.
2.4.5 The four scheduled towns of Roscommon, Boyle, Ballaghaderreen and Castlerea, together with Strokestown, Elphin, Monksland, Cortober and Creagh, play an important role in supporting the network of small towns and villages and the communities of the county.
2.4.6 The Roscommon Development Plan identifies Roscommon Town as the Primary (County) Service Centre in the County. As the primarily centre for the county, Roscommon town is seen as having a retail function for a large rural hinterland. Boyle, Ballaghaderreen, Castlerea and Strokestown are designated as a Secondary Service Centres of the County in the County Development Plan.
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2008 – 2014 Roscommon County Development Plan Issues Paper
2.4.7 The existing County Development Plan adopted on the 29th of July 2002 remains in force until the 28th of July 2008. A review is currently underway of the Roscommon County Development Plan for the period 2008 – 2014. The Development Plan will set out an overall strategy for the proper planning and sustainable development of the County. A Strategic Issues Paper has been prepared to provide a broad overview of the main development issues that are likely to arise in Roscommon in the years ahead. The purpose of the consultation document is to ensure that all relevant issues pertaining to the development of the County are identified in order that they may be addressed appropriately in the preparation of the County Development Plan review.
2.4.8 With reference to retail development it is outlined in the Issues Paper that the Roscommon Retail Strategy, which is currently under review, and should adhere to regional and national policy with particular reference to the Regional Planning Guidelines and the Retail Planning Guidelines. The new strategy should ensure that it caters for a wide range of shopping facilities that are required in the various shopping centres dispersed throughout the county. The strategy should help to alleviate the high percentage of leakage to other retail centres in Athlone, Sligo, Longford and Carrick-on-Shannon.
Town Development Plans
2.4.9 Development plans exist for the towns of Roscommon, Boyle, Ballaghaderreen, Castlerea, Strokestown and Athlone Environs. The plans do not contain a detailed retail strategy but contain a number of specific retail policies and zoning objectives which aim to encourage the development and expansion of the retail sector within these towns. The relevant policy is reviewed below.
Roscommon Town Development Plan 2002
2.4.10 The current Roscommon Development Plan was adopted in 2002.
2.4.11 Roscommon Town is the main shopping centre within the County. The town has a strong retail core and the following policy has been drafted to further develop the retail area within the town:
• To promote and develop the vitality of the existing shopping area and facilitate the provision of local retail needs where appropriate. • To implement the findings and recommendations of the retail planning strategy for County Roscommon. • To implement the findings and recommendations of the retail strategy for County Roscommon (These policies are applicable to all town plans).
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2.4.12 Specific aims and objectives regarding the commercial/retail/town centre development include:
• To permit new shopping developments within the existing shopping area or on suitably zoned land immediately adjoining the main shopping area. • To promote the town centre as the main retail location in Roscommon Town. • To facilitate and encourage the appropriate provision of retail facilities in areas that are an inconvenient distance from existing retail centres and which service local needs.
2.4.13 The Town Development Plan also contains objectives for the improving and upgrading of a number of roads in County Roscommon. This is a key consideration as accessibility is a factor when considering appropriate locations for new retail development. The following infrastructure policy is contained in the Town Development Plans. • To ensure the provision of a comprehensive traffic system which is compatible with the pattern of land use in the town and with through traffic. • To ensure that the town has good road accessibility and car parking
3.4.14 Specific transport objectives under the plan are as follows:
• To seek the reclassification of the N61 National Secondary Route. • To undertake a study to identify suitable route corridors for a by- pass for Roscommon. • To improve accessibility and provide adequate car parking facilities within the Town.
Boyle Town Development Plan 2002
2.4.15 Boyle Town is an important retail and commercial centre within the County. Its catchment area must compete with the gateway centre of Sligo, which serves considerable areas to the north of the town.
2.4.16 Specific aims and objectives regarding the commercial/retail/town centre development include:
• To encourage the development and expansion of the retail sector in Boyle town centre • To permit new shopping developments within the existing shopping area or on suitably zoned land immediately adjoining the main shopping area. • To facilitate and encourage the appropriate provision of retail facilities in areas that are an inconvenient distance from existing retail centres and which service local needs.
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2.4.17 A specific objective of the Plan is:
“The council will seek for the preparation of a local area plan for the harbour area and adjoining lands and all future development will be required to accord with the plan (Specific Objective S02). In the context of the local area plan, the council will seek for an appropriate mix of uses on the lands, between the canal and the link road. These may include tourism related activities, such as a hotel, together with appropriate forms of residential and commercial use”
2.4.18 With regards to transport, accessibility and car parking, the town plan has a number of relevant policies. These include the following:
• To ensure that the town has good accessibility and car parking. • To ensure the provision of a comprehensive traffic system which is compatible with the pattern of land use in the town and with through traffic. • To ensure that the National Routes are reserved as through routes, by minimising new access or the material intensification of use of existing access.
2.4.19 A specific objective of the council is to:
• Realign the N61 National Secondary Road at Greatmeadow with a view to providing a relief road for the town.
Ballaghaderreen Town Development Plan 2002
2.4.20 The town is seen as an important retail and commercial centre within County Roscommon. The Council seeks to promote Ballaghaderreen as a desirable location for economic development.
2.4.21 Specific aims and objectives regarding commercial/retail/town centre development include
• To permit new shopping developments within the existing shopping area or on suitably zoned land immediately adjoining the main shopping area. • To promote the town centre as the main retail location in Ballaghaderreen. • To facilitate and encourage the appropriate provision of retail facilities in areas that are an inconvenient distance from existing retail centres and which service local needs.
2.4.22 A specific objective of the Plan is:
“The opening up of back lands for development. An area lying behind Pound Street and Barrack Street has been designated for development as a single entity with a view to extending the consolidating town centre uses.”
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It is noted that a draft technical report investigating the development potential of a backland site in Ballaghdereen has been prepared by CAAS. This is discussed in further detail in Section 7 of this report. The report explores vehicular and pedestrian links and possible uses on these lands.
2.4.23 Under the zoning objective C1 for the town,
“A wide range of uses will be acceptable in this area, which lies behind Pound Street and Barrack Street. The area is intended for development in a single entity with a strong town centre character and with appropriate access from surrounding streets. It is also suitable for public car parking.”
2.4.24 With regards to transport, accessibility and car parking, the town plan has a number of relevant policies. These include the following:
• To ensure that the town has good road accessibility and car parking. • To ensure that all development proposals within the town fulfil traffic safety and car parking requirements. • To ensure that the National Routes are reserved as through routes, by minimising new accesses. • To minimise new access or the material intensification of use of existing accesses onto regional routes where it is considered that it may result in disruption to traffic
2.4.25 Specific objectives in the Ballaghaderreen Town Plan include:
• To continue to implement a traffic management scheme and car parking control measures in the town. • To provide a relief road for Ballaghaderreen.
2.4.26 It is noted that the proposed By Pass of Ballaghdereen is at planning stage and is going to CPO publication in 2007. It is envisaged that this will significantly relieve congestion in the town. Furthermore the development of the western rail corridor will facilitate future population growth and expansion in the town.
Castlerea Town Development Plan 2002
2.4.27 Castlerea is an important retail and commercial centre within its catchment area. Its catchment must compete with the retail centres of Roscommon and Boyle, which serve considerable areas to the north, east and south of the Town.
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2.4.28 Specific aims and objectives regarding the commercial/retail/town centre development include:
• To encourage the development and expansion of the retail sector in Castlerea town centre. • To promote the town centre as the main retail location in Castlerea. • To permit new shopping development only within the existing shopping area or on suitably zoned land immediately adjoining the main shopping area except as stated. • To facilitate and encourage the appropriate provision of retail facilities in areas that are an inconvenient distance from existing retail centres.
2.4.29 A specific objective of the Plan is: S01 and S02. It is stated that it is an objective to:
“open up backlands for development and to consolidate and expand the town centre the council has, as a specific objectives, the medium to longer term development of a new street linking St. Patrick’s Street to the River Island Area and the backlands south of Main Street (Specific Objective SO1) and the re-development of the River Island area in accordance with Local Area Plan (Special Objective SO2).”
2.4.30 With regards to transport, accessibility and car parking, the town plan has a number of relevant policies. These include the following:
• To ensure that the town has good road accessibility and car parking. • To ensure the provision of a comprehensive traffic system which is compatible with the pattern of land use in the town and with through traffic. • To minimise new accesses or the material intensification of use of existing accesses onto Regional Routes where it is considered that it may result in the disruption to traffic flow.
2.4.31 Specific traffic objectives in the Castlerea Town Plan include:
• To implement traffic management scheme for the town. • To provide appropriate off street parking facilities as part of the environmental scheme for the town. • To provide a relief road Castlerea in accordance with the Draft Roscommon County Development Plan 2000.
Strokestown Local Area Plan 2004-2009
2.4.32 Strokestown has a compact retail and commercial base and provides neighbourhood scale retail facilities and local retail services to a relatively local catchment.
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2.4.33 Specific aims and objectives regarding the commercial/retail/town centre development include:
• Encourage the development and expansion of the retail sector in Strokestown. • Promote and develop the vitality of the existing shopping area and to facilitate the provision of local retail needs.
2.4.34 Strategic objectives regarding retail development in the town are:
• Promote the town centre as the main retail core. • Permit new shopping developments within the existing shopping area. • Promote the expansion of the commercial/retail area of the town. • Encourage an appropriate mix of both convenience and comparison shops.
2.4.35 With regards to transportation, accessibility and car parking, the plan has a number of relevant policies. These include the following:
• Improve the accessibility of Strokestown by providing additional car and bus facilities. • Ensure the provision of comprehensive traffic system which is compatible with the pattern of land use in the town and through road.
2.4.36 Specific traffic objectives in the Strokestown Town Plan include:
• Improve traffic system along the Circular Road. • Delineate public parking along Church Street.
Conclusions
2.4.37 The Town Development Plans promote the balanced and sustainable growth of each town located in County Roscommon. The development of each town must strive to maintain or create a vibrant centre with a balanced diversity of uses. It is clear that it is the objective of current retail policy to protect the vitality and viability of existing town centres and to promote appropriate development on underutilised sites within the towns. This is in accordance with national policy and the principles of sustainable development.
Athlone Environs Development Plan 2002 - Roscommon County Council
2.4.38 This plan relates to the western environs of Athlone outside the Town Council of Athlone. Roscommon County Council prepared the plan.
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2.4.39 It is stated in the development plan:
“There is currently little commercial activity on the plan area, although a small neighbourhood centre has been built in Monksland which would strengthen the level of services in the area as well as providing Monksland with an improved ‘sense of place.’ The Council will seek to promote small local retail development at other locations within residential zones in suitable and appropriate sites, subject to the proper planning and development of the area.”
2.4.40 Two sites in the environs area are zoned Objective E- Primarily Commercial and Community Uses. It is stated in the plan:
“The zoning objective provides for community and educational facilities including schools, churches, meeting halls and other community facilities and services. Education and community facilities are located in the Summerhill area. The zoning objective also seeks to consolidate the existing shopping area in the Plan area with the appropriate levels of retail provision that caters for the needs of the local community. The development of large scale shopping developments will not be allowed in this zone.”
Athlone Environs Specific Objective 1 Local Area Plan 2006 – 2012
2.4.41 This plan was adopted on the 31st of August 2006. The need for a Local Area Plan for the SO1 lands was identified in the Athlone Environs Development Plan 2002 – 2008. The plan will be utilised as a guide to development in the SO1 lands and its linkages with the broader areas in accordance with an agreed vision for the area and to assess and adjudicate on development proposals on the SO1 lands.
2.4.42 The SO1 lands comprise approximately 120 hectares and are located in Boggafin/Monksland Townland in the Western Environs of Athlone Town at the junction of the N6 National Primary Route and N61 National Secondary Route in south Western County Roscommon.
2.4.43 With regard to retail development it is stated in the plan that is policy to:
“Allow for the development of a limited element of retail warehousing at appropriate locations on Zone G, restricted to the sale of bulky comparison goods, including DIY goods, furniture, carpets, motor accessories, garden products, toys and electrical goods, provided there is no conflict with other policies of the LAP. This is intended to extend the range and choice of shopping available to residents of Athlone Town and Environs and the broader region without diverting trade from existing shops or adversely affecting the vitality and viability of the town centre to an unacceptable degree. Other retail uses or activities that generate significant levels of private car usage or which would compete with the existing pattern of retail and shopping facilities in Athlone Town will not be permitted.” Roscommon Retail Strategy Section 2/18
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2.4.44 It is also identified in the plan that there are certain shortfalls in certain retail facilities for residents in Monksland, particularly with respect to local shops
2.4.45 In terms of transportation, the plan has a number of objectives including:
• The provision of a new bypass for the southern section of the N61 to improve its capacity • The upgrading /relocation of the existing north link road between the N6 and N61 • The provision of a new local link road between SO1 lands and Monksland.
2.5 2002 RETAIL STUDY
2.5.1 In 2002 a detailed retail strategy for the county was undertaken by Brady Shipman Martin. The purpose of the strategy was to carry out a full review of all retail activity within the county. The strategy sets out current and future retailing levels and requirements within the county and provides a framework to guide the Council in both preparing development plans and assessing applications for planning permission. The strategy was designed to ensure that there was sufficient retail floorspace to accord with population and expenditure growth and that it is located in an efficient and equitable manner.
2.5.2 As part of the current study, the project team has been asked to review the previous strategy and to comment on what progress has been made to date in the context of retail development in the County and also to comment on lessons learned.
2.5.3 The previous strategy identified a number of issues and made a number of recommendations regarding the future retail role and function of the County. A summary of some of the key findings of the study is provided below. An analysis of progress to date is then detailed.
2.5.4 Some key findings of the 2002 strategy are as follows: The retail hierarchy and environment in County Roscommon should be reinforced and sustained. Roscommon Town should be developing its function as the County retail centre to meet with the needs of existing and future residents as well as customers of the County.
The second and third tier of the retail hierarchy should also retain and reinforce their roles. Retail provision in smaller villages and local centres should be maintained and enhanced in the interest of sustainability. This will ensure that all residents of the county have easy access to basic convenience goods.
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Chapter 2 – Policy Context
The current Town Development Plans all contain land use zonings that provide for retail development within and on the edges of the town centre. The zoning objectives also allow for local retail facilities elsewhere in each town. The principal location for future population and employment growth is likely to be Roscommon Town. In accordance with the strategy, the majority of future retail development will also be concentrated there.
Additional new floorspace may be proposed that could replace some existing outdated, poorly located or vacant retail floorspace. The key consideration in regard to new retail floorspace is its location. The quantum only becomes a critical consideration where new convenience and comparison floor space is proposed outside of the defined retail core of any town or village and the issue of likely impact on the town centre as a whole arises
Additional convenience and comparison retail floor space should be provided where possible within the existing town centre of Roscommon and in the centres of other towns and villages in the county. Local convenience retail floorspace, in the form of local shops, may also be appropriate in locations to serve new residential areas and rural areas. Retail warehousing may be met on the periphery of Athlone on appropriately zoned lands. Smaller scale retail warehousing may also be appropriate on suitable locations in all other towns.
2.5.5 The strategy included a detailed household survey. This indicated that the County suffers from significant levels of leakage to surrounding counties and centres. It was detailed that 56% of comparison expenditure was leaked – primarily to the competing centres of Athlone, Longford and Sligo. In terms of convenience expenditure, it was detailed that 28% of expenditure was leaked to competing centres. It was stated that the household survey clearly illustrates that the retail strategy should facilitate and stimulate the improvement of the retail environment throughout the County, with particular emphasis on developing Roscommon Town as the County Retail Centre to serve and provide a high quality and modern convenience, comparison and durable household shopping location for all of the county. It is stated that creating this focus will enable the county to regain some of the high levels of leakage that are characteristic of the County’s retail patterns.
2.5.6 The strategy also includes an assessment of floorspace capacity. It is detailed that between 1,870 and 6,800 sq. metres of convenience floorspace is required by 2007 and between 4,900 and 7,530 sq. metres of comparison floorspace is required by 2007. Progress since the 2002 Study
2.5.7 In the preparation of the current strategy an updated household survey was again carried out. Full details and analysis of the survey results are included in Section Six of this report. Roscommon Retail Strategy Section 2/20
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2.5.8 The survey results indicate that there is still significant leakage of expenditure to competing centres. In terms of convenience leakage it is estimated that this remains at 27%, just a slight reduction from the previous survey in 2002. Despite the development of significant convenience provision in the County such as the new Dunnes Stores and Tesco in Roscommon Town and Lidl development in Castlerea, a significant proportion of shoppers are still travelling to Athlone (21%) to carry out their main food shopping. It is possible to compare the 2002 household survey data with the survey results collated from this strategy but it is notably that a margin of error of 3-4% must be factored into the comparison of the findings.
2.5.9 Since 2001, 11,785 sq. metres (net) of convenience floorspace has been delivered in the County. 4,675 sq. metres (net) of this was located in Roscommon Town. There has been a radical improvement in convenience retail provision in the County.
2.5.10 In terms of comparison expenditure, it was detailed in the previous strategy that there was 56% leakage of expenditure. The results of the more recent survey reveal that the situation has marginally worsened and that now 60% of shoppers are travelling to competing centres for comparison goods. 29% of those surveyed travelled to Athlone to purchase clothing and footwear goods.
2.5.11 A review of the floorspace data indicates that 19,589 sq. metres (net) of comparison floorspace has been delivered in Roscommon County since 2001. The majority, 12,125 sq. metres (net) has been in Roscommon Town in the form of the Harrison Centre development and the comparison elements of the Dunnes Stores and Tesco schemes. With the exception of Tesco and Dunnes Stores, however, the majority of this new floorspace has not been occupied by many national or international multiples. Hence consumers are still travelling to other competing centres to avail of these types of facilities.
2.5.12 The retail offer of Roscommon Town has greatly improved since 2002, with the development of Tesco, Dunnes Stores, the Harrison Centre, Lidl and two retail warehouse schemes.
2.5.13 One of the most striking trends since the 2002 strategy is the development of significant retail warehouse activity. Since 2001, over 25,000 sq. metres (net) retail warehouse floorspace has been delivered. The majority of this has been developed in Cortober (approx. 10,000 sq. metres net) and Athlone Environs (8,000 sq. metres net). It is noted that much of this floorspace is currently being developed or under construction and is not yet occupied.
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2.5.14 In terms of the new floorspace being delivered in the county it is noted that much of this has just recently been opened or is under construction. It is envisaged that when these schemes are completed and trading patterns are established that there may be some claw back of expenditure leakage.
2.5.15 In terms of the location of new retail development, it was detailed in the previous strategy that the majority of new retail development should be concentrated in Roscommon Town. This objective seems to have been fulfilled and in fact approximately 40% of all new convenience floorspace and 62% of comparison floorspace has been developed here. In contrast however, some of the smaller towns have not faired as well and there has been virtually no significant retail investment in Boyle since 2001.
2.5.16 In conclusion, there has been a lot of retail activity in the County since 2002 in all sectors. This demonstrates investor confidence in the retail sector in the County. It is evident however, from the survey results (see section 6) and health check analysis (see section 7) that there is significant scope to further strengthen the retail role and function of all urban centres in the County particularly in terms of high street comparison retailing. This issue is discussed further in Section 9 and 10 of this report.
Table 2.4: Floorspace Permitted Since 2001
Towns Convenience 2006 Comparison 2006 BH 2006 Roscommon 4,675 7915 2857 Boyle 0 0 0 Ballaghaderreen 1,272 530 2322 Castlerea 1666 1883 0 Strokestown 280 270 928 Athlone Environs 1,450 3,657 7,892 Cortober 2,442 1,124 9,913 Total 11,785 19,589 25,122 Source: Roscommon Co. Co. Planning Register Note: All areas refer to net floor areas
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Chapter 3 – Current Trends in Retailing
CHAPTER 3 - CURRENT TRENDS IN RETAILING
3.1 INTRODUCTION
3.1.1 The rapid expansion in the retail market in Ireland has been associated with the emergence of a number of distinct trends in retailing.
3.1.2 In the past number of years some of these trends have become increasingly evident, e.g. concentration of ownership, discount retailers, international multiples and the requirement for larger floorspace.
3.1.3 The purpose of this chapter is to examine the principal trends which are likely to have an impact in the development of the retail sector in County Roscommon.
3.2 GENERAL TRENDS IN RETAILING
Increase in Expenditure
3.2.1 One of the most notable trends has been a marked increase in expenditure on comparison goods, with forecasts indicating that this will continue in the future. Figures published in the most recent Retail Sales Index outline how “the volume of retail sales increased by 9.2% in October 2006 compared to October 2005. If motor trades are excluded the annual increase was 8.3%1.
Leisure Use Integration and Extended Opening Hours
3.2.2 Ancillary shopping has become interlinked with social and leisure activity. This is becoming evident in the extension in the range of facilities on offer in shopping centres e.g. inclusion of cinemas in Liffey Valley and Blanchardstown Shopping Centres in Dublin. This integration of leisure and retail use is particularly evident in Dundrum Town Centre in Dublin where the retail sector forms part of a wider mix of leisure facilities including a cinema, theatre and a variety of restaurants which front onto the central plaza. This mix of uses has added to the life and vitality of the town centre and increased the overall attractiveness of the centre. This trend is also evident in Cortober where leisure facilities such as bowling alley, multi-plex cinema and children’s adventure centre are being developed in conjunction with retail warehousing. The Golden Island Shopping Centre in Athlone also accommodates a cinema complex.
1 Retail Sales Index, CSO, 13th October 2006 Roscommon Retail Strategy Section 3/1
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3.2.3 The inclusion of additional leisure activities to shopping centres does have the benefit of increasing activity in shopping areas, bringing vitality and vibrancy. There is also an increase in 24 hour store opening (such as the new Tesco store in Carrick on Shannon), although this is concentrated in the convenience section. However, the ability of centres and individual stores to extend opening hours is biased towards larger retailers, with smaller retailers at a disadvantage in terms of relative costs involved and smaller trade volumes. As longer opening hours become more common, this could put smaller retailers at a competitive disadvantage and could lead to a reduction in their market share.2
Home Shopping
3.2.4 Parker3 outlines how “one of the major trends shaping Ireland’s retail future is the rise of online shopping”. According to IMRG (2006)4, 10% of all retail sales now take place online.
3.2.5 Home shopping traditionally took the form of catalogue/mail order shopping but has more recently diversified into internet shopping and television shopping, through ‘infomercials’ and specialised shopping channels. The proportion of retailing carried out online is likely to increase in the coming years.5 This form of retailing is particularly suited to non bulky comparison goods, such as books, CDs, DVDs, clothing.
3.2.6 However, websites such as eBay have considerably extended the range and profile of internet shopping. In some instances, the internet has been used by traditional mail order service providers as a means of extending their range of customer service and providing a second means of shopping. Online convenience retailing has also increased in popularity in recent years with food retailers such as Tesco providing this facility to consumers.
3.2.7 Online shopping is beneficial to the consumer in so far as the consumer can readily see the prices of the products they wish to purchase prior to making the purchase. Internet shopping offers choice to consumers and enables them to have their groceries delivered to their door.
2 BCSC (2004) The Smaller Towns Report: Delivering retail-led renaissance in towns and smaller cities. Westminster: London 3 Brophy C. Ireland’s Shopping Meccas 4 IMRG (2006). Press release 24/5/2006. Accessed at www.imrg.org 5 Dawson, J. (2000) ‘Future Patterns of Retailing in Scotland.’ The Scottish Executive Central Research Unit. Roscommon Retail Strategy Section 3/2
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3.2.8 The Centre for Retail Studies UCD estimates that 30% of the population have already made one purchase on the internet. APACS (Association for Payment Clearings Services) (2006)6 found that in 2005 over half of all adults in the UK (25 million people) made an online purchase. This equated to 74% of internet users and represented an increase of 11% of internet users over 2004. Furthermore, the average number of purchases made online also increased from 13.6 in 2004 to 18.5 in 2005.
3.2.9 It also provides an opportunity for retailers to extend their product line to their advantage. Dawson (2000)7 quotes the example of Thornton’s chocolates who achieved an average store sale of £3 increasing to £12 at Christmas and Easter. The average e-retail format sale is £25, which includes flowers and a card.
3.3 CONVENIENCE RETAILING
Increase in Retail Unit Size
3.3.1 There is a trend for the major convenience retailers to develop larger scale stores than have been constructed to date, notwithstanding the cap on convenience floorspace set out in the Retail Planning Guidelines of 3,000 sq.m. net floorspace (3,500 sq.m. in the Greater Dublin Area). In line with this development, is an expansion in the range of goods now being sold in supermarkets, which has included an increase in the number of individual food and non-food convenience lines and the stocking of comparison goods such as clothing, books and c.d.’s. This has resulted in the merging of comparison and convenience retailing within one store. Examples of this trend include the Tesco, Roscommon, Tesco in Clarehall Malahide Road, Dundrum Town Centre, Carrick-on-Shannon, Tullamore and Clearwater Finglas. This has implications for planning authorities who have traditionally distinguished between these formats in the formulation of retail policy. It also requires a more complex assessment of retail impact than would previously have been required. Recent developments have also seen the decentralisation of comparison units such as TK Maxx and Next into retail parks in order to provide for larger floorspace.
6 APACS (2006) Press release 31/7/06. Accessed at www.apacs.org.uk 7 Dawson, J. (2000) ‘Future Patterns of Retailing in Scotland.’ The Scottish Executive Central Research Unit.
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Removal of the Groceries Order
3.3.2 The Restrictive Practices (Groceries) Order, introduced in 1987 prevented the sale of specified grocery goods8 at a price (after the deduction of any discount or benefit received by the retailer) which was less than the invoice price of the goods. Where charges relating to delivery, insurance or other costs not included in the invoice had to be paid to the retailer, these charges had to be added to the invoice price.
3.3.3 The Order was originally introduced as an attempt to protect independent retailers from the widespread emergence of multiples into the convenience market, which it was argued, could actively pursue below cost selling as a means of attracting custom to the detriment of Irish owned retailers and suppliers. More recently, the Groceries Order has been interpreted as anti-competitive and restrictive, preventing retailers from passing on discounts and maintaining prices at a higher level.
3.3.4 The Groceries Order was subsequently revoked with the adoption of the Competition (Amendment) Act 2006. It was anticipated that this could lead to reduced grocery prices. At this juncture, the full impact of the removal of the order has still to be ascertained, although initial indications are that the revocation has resulted in a fall in prices for goods covered.
Competition from Discounters
3.3.5 In recent years, there has been the distinct emergence of discount retailers, such as Aldi and Lidl. These retailers now have a 6% share of the retail market (see Figure 3.1 below), and can no longer be considered as niche retailers. Discount retailers have significantly increased the number of stores, and there are no current signs of this programme of expansion slowing down. There is currently three discount foodstores in County Roscommon in Roscommon Town (under construction), Castlerea and Cortober.
8 grocery goods for human consumption (excluding fresh fruit, fresh vegetables, fresh and frozen meat, fresh fish and frozen fish which has undergone no processing other than freezing with or without the addition of preservatives) and intoxicating liquors not for consumption on the premises and such household necessaries (other than foodstuffs) as are ordinarily sold in grocery shops, and includes grocery goods designated as "own label", "generic" or other similar description
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3.3.6 The Retail Planning Guidelines state that discount foodstores have a different trade draw to standard convenience retailers, however, the Guidelines also state that discount foodstore can also anchor neighbourhood centres, illustrating the wider role that these stores are playing in retail provision. The Joint Committee on Enterprise and Small Business Third Report (March 2005) noted that the entry of the discount retailers into the market has had a pro-competitive effect.
Figure 3.1: Market Share in Convenience Sector Source: Joint Committee on Enterprise and Small Business Third Report (2005)
Concentration of Market Share
3.3.7 Analysis of the market share for convenience retailing in Ireland illustrates that the market is dominated by a limited number of retailers (see Figure 3.1). Tesco, Dunnes Stores and Super Valu control 79% of the market share. This trend is likely to continue in the future as the major players seek to increase their market share and force smaller outlets from the market. Those retailers have the advantage of greater economies of scale than their smaller scale competitors, particularly in the light of the removal of the Groceries Order. It is estimated that by 2015 in Scotland, 10 companies will account for over 55% of retail sales with 5 of those companies accounting for approximately 40%.9
9 Dawson, J. (2000) Op cit.
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3.3.8 It is also noticeable that many of these major retailers have recently introduced new formats to compete in the local convenience markets which provide top-up shopping as opposed to a weekly shopping (e.g. Tesco Local & Tesco Express, Superquinn Select, Marks and Spencer Simply Food).
3.3.9 There has also been a noticeable development of convenience outlets attached to petrol service stations.
Out of Centre Convenience Shopping
3.3.10 While the town centre remains the preferred location for new retail development, there is an evident trend of providing convenience shopping facilities in out of centre / edge of centre sites adjacent to large residential populations in order to fulfil a neighbourhood role in shopping. This can provide a more convenient means of shopping for persons who may only wish to carry out a weekly shop without travelling a greater distance into the town centre. It would also have the benefit of removing traffic from the town centre, as the concept of a large weekly shop generally involves bulk buying and the use of private transport. In a comparison of shopping trends between 1980 and 2002, Clarke et al (2003) found that more people used their car for access to supermarkets even though they were often living closer to the store.10
3.3.11 The movement of convenience shopping to suburban locations suggests that the future role for town centres will be in the provision of higher order goods and have a greater role as a leisure destination. If the trend of dispersing convenience retailing to residential areas is to be maintained, there will be a requirement for proactive policies to retain other retailing services within town centres in order that they retain their status as a focal point in the community. Therefore it may be necessary to control suburban retail centres and convenience and retail service function.
3.3.12 It is anticipated that the next major trend is going to be fashion parks which are scaled-down versions of the large shopping centres in Ireland at present. The idea is to create the equivalent of a town high street on the edge of or outside a town, benefiting from the extra space for carparking in addition to reduced traffic congestion experienced in the town centre. One such Fashion Park is planned for Northside Shopping Centre, Coolock, Dublin.
10 Clarke, I., Hallsworth, A., Jackson, P., De Kervenoael, R. and Perez del Aguila, R. (2003) Real Choice in Food Grocery Shopping in Britain. European Retail Digest, 7-12.p
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Farmer Markets
3.3.13 One new form of convenience retailing that is emerging is the concept of farmers markets. These normally operate on a weekly basis and provide the opportunity for independent traders to sell a variety of fresh products such as fruit and vegetables, cheese, speciality breads, and sundry items such as olives, jams, chocolates, wine etc. As part of the household survey carried out as part of this report, respondents were asked if they used farmers markets for the purchase of food and grocery items. It was detailed that 29% of those surveyed did frequent and purchase goods at such markets and a further 86% would like to see more farmers markets develop in the County.
Ethnic Markets
3.3.14 Another emerging trend is the increase in ethnic markets and stores specialising in ethnic products such a food, fashion and hair products.
3.4 COMPARISON RETAILING
Larger Sized Units
3.4.1 The trend for increased sized units evident in the convenience sector is replicated in comparison shopping. For example, it has been noted that in Scotland, growth in floorspace has overtaken growth of sales volume resulting in sales per sq.m. falling across many sectors.11 This is most clearly seen in visual comparison of the newest retail developments and those that are as little as 10 years old. It is also a feature of the newer brand multiples which have recently entered the Irish market. The trend for larger floorspace for comparison stores is illustrated in Mahon Point Shopping Centre in Cork where Zara took 1,184 sq. m of retail floor space.
11 Dawson, J. (2000) Op cit.
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3.4.2 This trend could potentially negatively impact on the ability of town centres to provide the required floorspace as the traditional built form of many town centres would not readily supply such units in a single property, thereby requiring often complex and time consuming, site assembly. New build shopping centres can represent a simpler and more cost effective way for new multiples requiring large units to enter the market. However, care must be taken to protect the vitality and vibrancy of the town centre.
International Multiples
3.4.3 There is now a far greater presence of European and International multiples in the Irish retail market. Even within the last few years, the retail sector has seen the introduction of new brands into the country, e.g. H & M, New Look, Zara, Starbucks, Gap and Diesel. There are also a number of new entrants seeking to enter the market such as Old Navy, Banana Republic and Naf Naf. The introduction of these international multiples also indicates the demand for higher-order comparison goods in Ireland e.g. House of Fraser & Harvey Nichols. The current thriving economy has made Ireland an attractive location for expansion, and continued economic growth would see the continuance of this. International retailers require larger size units such as the Gap store at Arnotts on Henry Street which has a gross floor area of 700 sq. m. However, a side effect of this is a degree of homogenisation of town centres, with a potential risk of eroding the inherent character of towns.
3.4.4 BCSC (British Council for Shopping Centres, 2004)12 note that this trend of homogenisation is of particular concern to smaller city and town centres as they lack the strength of the comparison offer of the large centres and thus cannot successfully compete with them on the basis of the same mix of goods and brands.
12 BCSC (2004) The Smaller Towns Report: Delivering retail-led renaissance in towns and smaller cities. Westminster: London
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Polarisation of Retail Development
3.4.5 BCSC (British Council for Shopping Centres) (2004)13 note that in recent years, multiple retailers have concentrated investment in the largest retail centres in order to maximise their catchment areas and achieve critical mass. The result is that a widening gap is being created between the larger centres and the remaining centres. This leads to an increasing leakage of trade from smaller centres to larger ones, with suburban and smaller metropolitan centres being particularly vulnerable.
3.5 RETAIL WAREHOUSING
3.5.1 The pattern of retail warehousing is now well established in Ireland, with a growing trend for a concentration of warehouse units in a retail parks. This form of retailing tends to be more reliant on private transport given the predominantly bulky nature of goods sold. It is frequently not suited to town centre sites owing to the need for a large site area to contain both the unit and the associated car parking.
3.5.2 The Retail Planning Guidelines state that retail warehouse parks should not adversely impact on the vitality and viability of town centres provided that the range of goods sold in the units is restricted to bulky items.
3.5.3 It is noted that there is a recent trend towards broadening the range of goods sold in these parks, including convenience goods and large scale comparison shopping (e.g. discount foodstores, Heaton’s, Next, Argos). This could represent a potential threat to town centres as retail parks may be viewed as a more attractive location for new development, providing larger units and substantial car parking more easily than some town centre sites. The range and choice of goods may also be seen as a positive in the market particularly in the light of the trend in some sectors towards bulky items such as larger toys (e.g. trampolines), flat pack furniture, DIY etc.
13 BCSC (2004) Op cit.
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3.6 CONCLUSION
3.6.1 The rapid growth in the Irish retail market has been associated with emergence of a number of general trends in retailing including an increase in available expenditure, extended opening hours of retailers and the rise of online shopping.
3.6.2 Ireland has experienced unprecedented rates of economic growth since the early 1990’s. This growth has manifested itself in the retail sector through increased floor space and increased volume rates of growth, emerging in new forms of retailing.
3.6.3 In the convenience sector key trends in retailing include an increase in the size of the retail units, the consequences of the removal of the Groceries Order and the emergence of discount retailers. It is clear from an analysis of convenience retailing that the market is dominated by a limited number of retailers with Tesco, Dunnes Stores and Super Valu controlling 79 percent of the market share
3.6.4 The trend for larger sized retail units is replicated in the comparison sector. Also, there is a far greater presence of European and International multiples in the Irish retail market in recent years with the recent addition of new entrants such as Gap and Diesel. The phenomenon of retail warehousing has continued to develop substantially in Ireland with the range of goods sold increasing which may represent a potential threat to town centres unless more strictly controlled.
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CHAPTER 4 – ECONOMIC AND POPULATION CONTEXT
4.1 INTRODUCTION
4.1.1 In setting out this strategy, it is important to assess the economic context at a national, regional and local level as current and projected economic growth can have a profound effect on factors such as expenditure change and thus on the nature and quantum of retail development that occurs. This section of the report therefore outlines the national, regional and local economic context.
4.2 NATIONAL CONTEXT
4.2.1 The Irish economy has experienced an unprecedented period of growth since the early 1990’s. Between 1990 and 1995, for example, “the economy grew at an annual average growth rate of 4.8% and between 1995 and 2000 it averaged 9.5%”. In the past number of years however, Ireland has experienced somewhat of a slowdown in the national economy, largely affected by external factors. Economic growth has accelerated again in the past few years.
4.2.2 Although this growth rate declined after 2000, it still remains higher than the EU15 average of 1.0%.1 The future prospects of the Irish economy are therefore considered to be good. This assertion is based on the fact that:
“The fundamental factors driving the Irish economy remain favourable. The economy faces a very fortunate set of demographic circumstances over the next fifteen years. Together these will combine to give Ireland one of the lowest rates of economic dependency in the OECD area. The benefits of past investment in education will also continue to produce a significant boost to productivity for some time to come. In addition, the economy including the labour market shows considerable flexibility. The limited impact of the recent economic slowdown on the unemployment rate was indicative of this flexibility. Also the very elastic labour supply through migration means that the labour market is fast to react to changes in demand”
4.2.3 The Irish economy proved to be highly resilient to the global economic turndown of 2001 - 2002. This is of particular relevance given its level of trade and investment integration with the world economy. In the 2005-2012 medium term review of the Irish economy, the Economic and Social Research Institute (ESRI) estimates that the economy has the potential to grow at between 4% and 5% per annum to the end of the decade. While this is a significantly slower rate of growth in potential output than was experienced in the late 1990’s it is still substantially greater than the EU as a whole.
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Chapter 4 – Economic and Population Context
4.2.4 The growth in the economic performance of the country has resulted in a rapid increase in private consumption. This has primarily been a result of the higher real disposable incomes and, more recently, lower interest rates which have supported consumer confidence. This has resulted in an increase in retail expenditure particularly on comparison and bulky household goods and is reflected within the Retail Sales Index. These figures outline how “the volume of retail sales increased by 5.5% in July 2006 compared to July 2005”.
4.2.5 A key feature of the economy’s success has been the rapid growth in population. The preliminary Census 2006 data published by the Central Statistics Office indicated that between 2002 and 2006, the national population has grown from 3,917,203 persons to 4,234,925 persons, representing an increase of 8.1% over the four year intercensal period. The average annual rate of population increase in this four year period was 2 per cent which is the highest on record. This compares with 1.3% for the previous intercensal period 1996-2002 and the previous high of 1.5% which occurred between 1971 and 1979. In the 2002 – 2006 inter censal period the population of Co. Roscommon grew at a higher rate than the overall national average.
4.2.6 Unemployment levels have fallen dramatically as a consequence of Ireland’s exceptionally strong economic growth and are currently amongst the lowest in the EU. In 2005 it averaged 4.3%, compared to an EU average of 8.6%, and it now stands at 4.4% (March 2007)2.
4.2.7 However, the very rapid rate of growth in both the national economy and population has inevitably placed pressure on infrastructure and service provision. The Medium Term Review for the 2005-2012 period prepared by the ESRI outlines that:
“The increased congestion costs and the growing pressures on the environment as a result of the rapid economic growth must both be taken into account when assessing the welfare implications of economic development over the current decade”
4.3 REGIONAL CONTEXT
4.3.1 County Roscommon is situated within the Western Region. The Western Region, which also comprises Galway and Mayo, recorded a population of 413,383 persons in the 2006 census which accounts for 9.8% of the national population. The region is mainly rural in character and has the lowest population density of any region. Key socio economic data for the region are summarised in the following table:
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Chapter 4 – Economic and Population Context
Table 4.1: Socio Economic Data for the Western Region Regional Population Population Increase in Of which Of which Authority 2002 2006 Population natural estimated net Area 2002 - increase migration 2002- 2006 2002- 2006 2006 % State 3,917,203 4,234,925 8.1% 41.3% 58.7% Western 380,297 413,383 5.9 % 28.5% 71.5% Region
4.3.2 Under the National Spatial Strategy, the Western Region is predicted to reach a population of 460,000 persons by 2020. It is anticipated that the majority of the population increase in the Western Region will be due to a significant increase in net migration into the area. The Western Region ranks third highest for net migration within the Regional Authorities. It is quite likely that that much of this migration may be accounted for by emigrants returning from overseas to the region. The Western Regional Planning Guidelines state that there has been a significant shift towards large urban areas with a decrease in rural population in the peripheral locations of the region.
4.3.3 In February 2007, the Department of the Environment published revised national and regional population projections. According to the Regional Population Projections 2006-2021, prepared by the Central Statistics Office, the Western Region will be the second fastest growing region after the Mid-East due to natural increase, international migration and also internal migration movements from the remaining six regions. By 2021 the West will account for 12.3 per cent of the population of the State.
4.3.4 Under the updated projections therefore the population of the western region is predicted to increase from 460,000 (figure originally predicted in the Regional Planning Guidelines) to 527,222 persons.
Table 4.2: Projections for the Western Region 2020 Region 2006 2011 2016 2020 % % RPG 2020 Share Share 2020 Projec- 2006 2020 tion RPG West 413,383 454,380 497,217 527,228 9.76 9.89 460,000 67,228
4.3.5 Traditionally, the Western Region had a high dependency on farming. However, it is widely accepted that as activity in the agricultural sector slows down, there is a need for diversification of the economic base of rural areas. The Regional Planning Guidelines for the area state that there is potential to develop the organic farming sector in the Western Region. The industrial sector has created significant economic growth in the region within the last ten years. It is an objective of the Western Roscommon Retail Strategy Section 4/3
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Regional Authority to promote the region as a location for major industrial development by ensuring a co-ordinated approach to implementing policies and infrastructural priorities set out for the region. Tourism also increases economic growth and creates employment within the region. In the Western Region, 20.9 % of the population is employed in tourism. Rural tourism represents an important means of diversification of the rural economy in the area.
4.4 COUNTY ROSCOMMON
4.4.1 County Roscommon occupies an area of 254,819 hectares with a total population of 58,700 persons in 2006 which is a growth of 4,926 persons or 9.2 per cent over the 2002 figure of 53,774 persons. This represents the second lowest population density in the country and indicates that the county can accommodate further growth with the right policies in place.
Figure 4.1: Population of County Roscommon 1996 – 2006
4.4.2 The population of Co. Roscommon increased significantly by 13% in the ten year period, between 1996 and 2006. This marked increase is a major improvement given that previous to this, the County experienced rather modest population growth. In the period from 1991 to 1996, the population of County Roscommon increased by just 0.2% which represented a stabilisation of population following a period of decline for much of the twentieth century. In 1926, the population of the County was 84,456 persons; by 1961 this had declined significantly to 59,217 persons. The population of Roscommon continued to decline until 2006 when a population of 58,700 was recorded, this was the first increase in the County’s population since the 1950’s.
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Chapter 4 – Economic and Population Context
4.4.3 Roscommon has the second highest average age of population in the country. The average age is 38 years compared to a national average of 35.1 years.
4.4.4 The main areas of growth and development are centred on the five main towns of the County notably Roscommon, Boyle, Castlerea, Ballaghaderreen and Strokestown and in the environs area of Athlone - Monksland. These towns play an important role in supporting the network of smaller towns/villages and rural areas of the County.
Table 4.3: Population of the Principal Towns in Roscommon
Principal Towns Population Population Change in Change in 2002 1996 Population Population 1996- 1996-2002 2002 (Actual) (Percentage) Roscommon 4,489 3,915 574 14.7 Boyle 1,643 1,690 -47 -2.8 Castlerea 1,788 1,790 -2 -0.1 Ballaghaderreen 1,416 1,248 168 13.5 Strokestown 631 572 59 10.3
4.4.5 The largest town in Roscommon County is the County town - Roscommon with a population of 4,489 persons (2002 Census). It is noted that although population figures for Roscommon Town are not yet available from the CSO for 2006, the population of Roscommon rural and urban area grew by over 15% in the last intercensal period (2002 – 2006). The population of the town is therefore likely to be significantly in excess of 4,489 persons. The National, Economic and Social Council (1997) states that counties with low rates of urbanisation have a difficulty in keeping population levels up. With low urbanisation, there is also less critical mass for employers or service providers. It is noted however, that for a town of its size Roscommon has a high level of social infrastructure including educational, financial, health care, sporting and transport facilities. Brady Shipman Martin who prepared the 2002 Roscommon Town Development Plan commented that the level of supporting infrastructure was equivalent to a town with a population of approximately 12,500 persons. A key feature of the 1996 – 2002 inter-census period has been the emergence of satellite and dormitory towns as well as increased overall urbanisation. This has only occurred to a limited extent in County Roscommon which has a significantly greater proportion of people living in smaller towns/villages and rural areas compared to national or western region averages.
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4.4.6 The number of persons living in towns in Roscommon with a population over 1,500 is 10,108 or 18.8 per cent of Roscommon’s population. More than 80 per cent of Roscommon’s population live in smaller towns/villages and rural areas, this is a high level in comparison to the national average of 40 percent and 69 percent in the western region. Roscommon has the joint second lowest population density at 21 persons per sq. km compared to a state average of 56 persons/ sq. m.
4.4.7 Roscommon has a relatively high older age profile. The County is home to a significant number of older people and a relatively small number of young people. This is predominantly due to the migration of young people and recent graduates out of the County to take advantage of employment opportunities elsewhere in Ireland. The Roscommon Development Plan states that there is a need to provide highly skilled work for well educated graduates in the County.
4.4.8 In relation to educational attainment in the County, Roscommon has a high rate of secondary school completion well above the national average. Nevertheless only 15% of graduates from Roscommon got their first post–graduation job in County in 2002. However, this was an improvement on the 2000 rate of 7%.
4.4.9 County Roscommon is experiencing high levels of out migration to other Irish counties (particularly Athlone). 35.9% of people born in the County and still living in the state have moved outside the County to live. This is quite concerning in comparison to the national average of 22%. At a national level, County Leitrim is the only County with a higher out migration level than Roscommon. However, the net in- migration level for the period 2002-2006 was 19% which exceeds that of the West Region at 14.9 %. This is a dramatic increase from 6.7 % that was recorded between 1996 and 2002.
4.4.10 In the period from 1996 to 2002, Roscommon County’s labour force has increased by over 11% and participation in the labour force, particularly the female participation rate, is rising. Similarly to the national and regional trend, agriculture is undergoing substantial change in Roscommon with 13.2% of the County population working in agriculture in 2002 in comparison to 32.2% in 1991.
4.4.11 County Roscommon has traditionally depended on the service industry for employment. It is apparent in the County that there appears to be a very high dependence of industrial employment in food & drink sector (at 57.9%) in comparison to the national average at 20% which makes the County vulnerable to fluctuations in the market. In addition, most of jobs in the food & drink sector and primary meat processing sector are unskilled, filled by migrant workers. The Roscommon County Development Board advises that the County will need to develop diversification and innovation strategies if it is to avoid large numbers of people becoming underemployed.
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They also highlight the potential to take advantage of the County’s untapped tourism potential product for future employment growth.
4.5 CONCLUSION
4.5.1 It is evident that Roscommon has experienced significant population growth over the last ten years due to natural increase and in- migration. Under the updated projections therefore the population of the western region is predicted to increase from 460,000 persons (figure originally predicted in the Regional Planning Guidelines) to 527,222 persons. This growth in population will have significant implications for Roscommon which it is envisaged will benefit from a proportion of this growth. It will be necessary to plan for this projected increase and to ensure that there are sufficient services to meet the needs of the growing population. This will consequently have an impact on the provision of retail services.
4.5.2 Roscommon is a predominantly non urbanised County with more than 80 per cent of the population living in small towns/villages and rural areas. It has a very low population density. The development of key service towns in the rural hinterland is important to ensure that this rural population will continue to have access to basic goods and services. This is line with the principles of sustainable development.
4.5.3 Although Roscommon is economically stable at present, it suffers from high emigration of young people to Counties elsewhere in Ireland due to limited job opportunities for graduates and a dependence on industrial employment within the County. In order to ensure economic stability and to reduce dependency on a single employment sector, there is a need for diversification and innovation measures in the County. There is potential to achieve some of this in the retail sector.
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CHAPTER 5 – RETAIL HIERARCHY AND IDENTIFICATION OF CORE RETAIL AREAS
5.1 INTRODUCTION
5.1.1 The principle of a hierarchy of retail centres informs the consideration of zoning for retail developments in development plans and is an essential component of a retail strategy.
5.1.2 The national retail hierarchy is set out in the Retail Planning Guidelines. It reflects both the settlement structure of the State and low residential densities in rural areas.
5.1.3 The guidelines identify four tiers of shopping provision within the national hierarchy. They also recognise that the four classifications are indicative and the functions provided by each tier overlap in some respects. Below Dublin, there are no clearly defined cut-off points between levels of the hierarchy.
The First Tier
5.1.4 Metropolitan Dublin, which contains a little over a quarter of the total population, accounts for 41 per cent of all comparison turnover and 31 per cent of convenience turnover. As well as providing the broadest range of comparison goods shopping, it supplies retail functions of a specialist nature not found elsewhere in State.
The Second Tier
5.1.5 Cork, Limerick, Galway and Waterford account between them for a further 19 per cent of comparison turnover and 15 per cent of convenience turnover. These centres provide a range of high-order comparison shopping which is largely unmatched elsewhere.
The Third Tier
5.1.6 A third tier of towns cannot be precisely defined but include Athlone, Carlow, Castlebar, Clonmel, Drogheda, Dundalk, Ennis, Kilkenny, Letterkenny, Monaghan, Mullingar, Newbridge, Portlaoise, Sligo, Tralee, Tullamore and Wexford. These centres are now attaining functions previously found only in higher order centres. Whilst Roscommon is not specifically mentioned as a third tier town in the Retail Planning Guidelines, as a County Town it would be considered a third tier centre.
5.1.7 The density of third tier centres is related to overall population density. It is highest in the east and south-east and falls off towards the west and north.
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The Fourth Tier
5.1.8 The fourth tier of the hierarchy comprises a large number of towns in the 1,500 to 5,000 population category – Boyle, Castlerea and Ballaghdereen would be examples of such centres, most of which provide basic convenience shopping, either in small supermarkets or convenience shops, and in some cases, lower order comparison shopping such as hardware and clothes. Although Strokestown is a smaller centre in population terms, it does provide convenience and comparison shopping for its rural hinterland and therefore for the purpose of this study is considered to be a fourth tier centre in the context of the national hierarchy.
5.1.9 Beyond these tiers, shopping at the local level is provided by corner shops in suburban areas and village stores, post-offices and shops attached to petrol filling stations.
5.1.10 The hierarchy defined in the guidelines essentially reflects the current situation across the country. The degree of complexity required to formulate retail strategies in the various areas of the State varies considerably. The urban centre of Roscommon Town will require much more attention than the more sparsely populated rural areas. This needs to be recognised in the development plan policies covering County Roscommon and in the retail strategy.
5.2 THE ROLE OF THE DEVELOPMENT PLAN IN DEFINING THE RETAIL HIERARCHY
5.2.1 It is an objective of the Retail Planning Guidelines not to inhibit growth and competition. The formulation of the retail strategy for Co. Roscommon should ensure that policies and proposals are consistent with the Retail Planning Guidelines but it should also be forward looking in assessing Roscommon Town and the other principal urban centres in the County within the national hierarchy both now and in the future.
Note: it is important to state that the guidelines are for floor areas to sustain the viability of a Town or County and they are not to be interpreted so as to limit competition or to prevent the provision of new or modern shop spaces.
5.2.2 Development Plans should set out the hierarchy of centres and a strategy for the location of retail developments. In particular, the guidelines state that development plans should indicate a range of centres, from city centre through to town centre, district centre to local centres and village centre where investment in new retail and other development will be promoted, and existing provision enhanced.
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Chapter 5 – Retail Hierarchy and Identification of Core Retail Areas
5.2.3 The current policies regarding retail development and the zoning and policy provisions of the Roscommon County Development Plan 2002, the Roscommon Town Plan 2002, Boyle Town Development Plan 2002, Ballaghdereen Town Development Plan 2002, Castlerea Town Development Plan 2002, the Strokestown Local Area Plan 2004-2009 and the Athlone Environs Specific Objective 1 Local Area Plan 2006 – 2012 are reviewed in Section Two - ‘Policy Analysis’.
5.3 THE EXISTING RETAIL HIERARCHY OF COUNTY ROSCOMMON
5.3.1 A key part of the Retail Strategy is to confirm the retail hierarchy and the role of the centres of the main town centres. In determining the hierarchy the following principles were considered:
• The need to protect and enhance the importance of Roscommon Town as the principal town centre in the county and also to protect the important more localised functions of Boyle, Castlerea, Ballaghdereen and Strokestown and to develop a good shopping environment in Monksland.
• The distribution of future retail floor space relates to the identified existing and future retail hierarchy in the County and should be appropriate to the scale and character of the centre.
• The distribution of future retail floor space should be linked to the future distribution of population growth.
• The principles of sustainability should be adhered to and future retailing should be concentrated as far as practicable in centres that are served by public transport.
• The need to facilitate competitiveness and innovation in the retail industry.
5.3.2 The Retail Hierarchy within County Roscommon is respectively:
• First Tier- Large Town – Roscommon Town Centre. It is noted that the environs area of Athlone falls in part in County Roscommon. Athlone and its environs area would be considered a first tier centre in the context of the Westmeath Retail Strategy. Similarly Cortober is considered a first tier centre in the context of its relationship with Carrick on Shannon a first tier centre in the Leitrim County Retail Strategy. Athlone Environs/Monksland and Cortober are also considered first tiers in the context of this Co. Roscommon Strategy.
• Second Tier – Medium Sized Towns – Boyle, Castlerea, Ballaghdereen and Strokestown. District Centres are also included in this tier, although to date none have developed in the County. Creagh in the environs area of Ballinasloe is considered a second tier centre in the context of its definition as Tier Two – Main County Town Centre in the County Galway Retail Strategy Roscommon Retail Strategy Section 5/3
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• Third Tier – Small Towns/Neighbourhood Centres. Elphin has been identified as the only third tier centre.
• Fourth Tier - Village/Local Shop.
First Tier
5.3.3 The Retail Planning Guidelines define a ‘Town Centre’ as follows:
“Town Centre: the term town centre is used to cover city, town and district centres which fulfill a function as a focus for both the community and public transport. It excludes retail parks, local centres and small parades of shops of purely local significance.”
5.3.4 At present Roscommon is the principal town centre in the county and forms the first tier within the retail hierarchy of County Roscommon. This town exhibits a number of higher order retail, service and specialist functions, not found in the smaller towns and villages in the County. It has a good range of convenience shopping as well as entertainment facilities, restaurants, night clubs and pubs. In view of its current role, it is likely that Roscommon will be able to sustain its position as a major town centre.
5.3.5 The environs areas of Carrick on Shannon (Cortober) and Athlone are also considered to be first tier centres due to their functional relationships with their major town centre. Both of these areas have experienced significant pressure for retail development in the past number of years and it is important to plan for their future development in the context of their relationship with the main town centre to ensure that the vitality and viability of Carrick on Shannon and Athlone is not undermined while at the same time striking a balance to tap into the increased potential in these locations as well as serving the immediate population.
Second Tier
5.3.6 The second tier towns within the county include Boyle, Castlerea, Ballaghdereen and Strokestown. The environs area of Creagh is also included in this category. These towns typically have a number of units, primarily selling convenience goods. All have a well defined town centre and serve a large catchment area. Most also have several smaller comparison shops usually selling hardware or clothing/drapery. Many also accommodate service providers such as estate agents, financial institutions, professional services etc.
5.3.7 District Centres are also considered to be within the second tier of the retail hierarchy. They are smaller than the Town Centres and will usually provide a more limited service role. They are defined in the Retail Planning Guidelines as follows:
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Chapter 5 – Retail Hierarchy and Identification of Core Retail Areas
“District Centre: either a traditional of purpose built group of shops, separate from the town centre and either located within the built-up urban area or in a suburban location on the edge of an urban area, usually containing at least one food supermarket or a superstore and non-retail services, such as banks, building societies and restaurants.”
5.3.8 At present there are no district centre developments in the County as per the definition set out in the Retail Planning Guidelines. However, it is likely that as the population of Roscommon Town, Athlone Environs (Monksland) and Ballinasloe Environs (Creagh) continues to expand, that there may be an increasing demand for district centres in the suburban areas of these towns. The need for this type of development should be predicated on significant population expansion and residential development. Such developments should comprise an anchor convenience store and modest range of complementary retail service development with limited comparison floorspace. As per the Retail Planning Guidelines, the size of such centres should not exceed 10,000 sq. metres. Proposals for such developments should be supported by a clear statement of need and that such a development would not have a material impact on the traditional town centre.
Third Tier
5.3.9 At present Elphin is the only town which meets the criteria as a third tier town. Third tier towns have smaller populations and levels and diversity of retail than second tier towns.
5.3.10 Local and Neighborhood Centres are also considered to be within the third tier. These are defined in the Retail Planning Guidelines as follows:
“Local Centre or Neighbourhood Centres: small groups of shops, typically comprising a newsagents, small supermarket/general store, sub-post office and other small shops of a local nature serving a small, localised catchment population.”
5.3.11 To date there is only one neighbourhood centre in the County which is located in Monksland on the outskirts of Athlone. This centre is currently under construction. However, as the population of the larger towns in the County increases, the County may experience and increasing demand for this type of retail centre.
Fourth Tier
5.3.12 Retail facilities in the fourth tier are typically small local shops serving residential estates, shops attached to petrol filling stations, post offices and small villages which serve a local catchment area. There are numerous small villages in the county which fulfill this function. The important social and economic functions of these facilities in serving local neighbourhoods, catering for the less-mobile, the elderly and those without a car is recognised in the Retail Planning Guidelines and should be supported and allowed to grow through this Strategy. Roscommon Retail Strategy Section 5/5
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Chapter 5 – Retail Hierarchy and Identification of Core Retail Areas
5.4 DEFINITION OF THE CORE RETAIL AREAS
5.4.1 The core shopping areas of the principal urban centres of Roscommon, Boyle, Castlerea, Ballaghaderreen and Strokestown are identified on Map 5.1, 5.2 5.3, 5.4 and 5.5 in Appendix 5.1. The other towns and villages in the County are too small to warrant such analysis. Given the suburban and unstructured nature of the environs of Athlone (Monksland), Cortober (Carrick on Shannon) and Creagh, it was considered inappropriate to distinguish core retail areas in these centres. In determining the core areas, the following was considered:
• The definition and policies of the development plan. • The objectives of the retail strategy to maintain and enhance the vitality and viability of town centres.
5.4.2 Core shopping areas are normally characterised by a mix of factors including prime retail units, low vacancies, predominance of multiples and well established family run stores, few non retail uses and high pedestrianised foot flow. It is recognised that, as with Roscommon Town in the previous Retail Strategy for the County, such core areas may expand to the immediately adjacent areas over the life time of this Strategy”
5.5 CONCLUSION
5.5.1 The existing retail policy in each of the development plans in County Roscommon reflects adherence to the national retail hierarchy as set out in the Retail Planning Guidelines.
5.5.2 All of the development plans seek to prevent the development of large out of town retail outlets in favour of a central location and to ensure that the vitality and viability of existing town centres is protected.
5.5.3 It is intended that the retail strategy for County Roscommon will provide a more quantitative and research based foundation to assist assessment of retail applications within the county on a hierarchical basis.
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CHAPTER 6 – SURVEY APPROACH AND ANALYSIS
6.1 INTRODUCTION
6.1.1 In order to establish the necessary data for the retail study, it was necessary to undertake a number of qualitative and quantitative surveys. These included:
• Review and Updated Floor Space Survey • Household Survey • Shoppers Survey
6.1.2 A brief description of each of the surveys carried out and the methodology utilised is described below.
6.2 FLOOR SPACE SURVEY
6.2.1 A detailed floorspace survey for County Roscommon was undertaken in 2002 by Brady Shipman and Martin when the County Retail Strategy was being undertaken. This survey included detailed floorspace information.
6.2.2 Since 2002, there have been a number of planning applications for retail development in the County. A comprehensive list of all of these applications was provided by the technical staff of the planning department of Roscommon County Council. The planning register was examined to determine the extent of these applications and in several instances, the file examined to determine the exact quantum of retail floorspace permitted. On the ground checks were carried out to determine the type of retail use that has been developed under these new permissions. Where a retail development has been granted but not yet constructed, professional judgement was used to determine the breakdown between convenience, comparison or bulky household floorspace.
6.2.3 Existing data was therefore augmented with register information in order to determine the approximate retail floor area in relation to convenience, comparison and bulky household floorspace in each of the main towns in the County.
6.2.4 It should be noted that the for the purpose of this study the floor areas relate to the net retail floor area.
6.2.5 Net retail floorspace is defined in the Retail Planning Guidelines as:
“The area of a shop or store that is devoted to the sale of retail goods (including the area devoted to checkouts)”
6.2.6 Therefore any ancillary spaces such as offices, store rooms etc. is excluded from the net floorspace figure. Where register information detailed the gross floor area of a development, the net area was considered to be 70% of the gross area. This is the industry norm. Roscommon Retail Strategy Review Section 6/1
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Chapter 6 – Survey Approach and Analysis
Classification
6.2.7 Annex one of the Retail Planning guidelines provides clear guidance on how to classify convenience, comparison and bulky goods. The floorspace survey categorised the different retail units as follows:
Convenience: • Food • Alcoholic and non alcoholic beverages • Tobacco • Non durable household goods
6.2.8 All supermarkets, newsagent, chemist and food outlets (excluding fast food takeaways, restaurants and cafes) were included in this category.
Comparison: • Clothing and footwear. • Furniture and household equipment (excluding non-durable household goods). • Medical and pharmaceutical products, therapeutic appliances and equipment. • Educational and recreation equipment and accessories. • Books, newspapers and magazines. • Goods for personal car and goods not elsewhere classified.
Bulky Household Goods
6.2.9 Goods generally sold from retail warehouses where DIY goods or goods such as flat pack furniture are of such a size that they would normally be taken away by car and not be manageable by customers travelling by foot, cycle or bus, or that large area would be required to display them e.g. furniture in room sets, or not large individually, but part of a collective purchase would be bulky e.g. wallpaper and paint.
6.2.10 Large out of centre garden centres and builders providers were not included in the bulky goods category. Smaller furniture stores, electrical shops etc. usually found in the town centre were included in the comparison category.
Vacancy
6.2.11 This included all vacant and derelict units that previously had an obvious retail or commercial function. The size of these units was usually determined from discussion with local auctioneers/estate agents who were leasing or selling the vacant property.
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Excluded
6.2.12 It is important to note that the floor space survey does not include retail services, many of which are found in town centres. The following were therefore excluded from the survey: • Banks • Beauty Salons • Betting offices • Building Societies • Cafes • Doctors/Dentist Surgeries • Dry Cleaners • Estate Agents • Funeral Homes • Financial Institutions • Hairdressers • Hot/Fast Food Takeaways • Insurance Companies • Offices • Post Offices • Pubs • Restaurants • Shoe Repairs • Travel Agencies • Pharmacies
6.2.13 A summary of the floorspace survey for the principal towns and villages in County Roscommon is provided in Table 6.1. The table also provides a summary of vacant floorspace. It should be noted that the vacancy category also includes applications that are extant (i.e. not yet built). It is not a separate additional category i.e. of the 28,632 sq. metres of retail floorspace in Roscommon, 8,901 sq. metres is considered to be vacant or extant.
Table 6.1: Summary of Floor Space Town Conveni- Compar- Bulky Total % Vacancy ence ison House- Floor Floor- Floor- hold Area space space 1 Region 7,728 11,558 9,346 28,632 30.6 8,901 2 West 3,423 3,349 1,404 8,176 8.7 2,263 3 Castlerea 3,344 2,735 3,340 9,419 10.1 3,071 4 Ballaghader 3,195 4,923 3,990 12,108 12.9 5,892 rreen 5 Stokestown 1,795 519 2,394 4,708 5.0 4,607
6 Athlone 2,127 2,927 10,567 15,621 16.7 1,114 Environs 7 Cortober 3,132 1,236 10,581 14,949 15.9 320 Total 24,744 27,247 41,622 93,613 100.0 26,168
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Chapter 6 – Survey Approach and Analysis
6.2.14 It can be seen from the above table that Roscommon is the principal retail centre in the County with 31% of the convenience retail floorspace, 42% of the comparison floorspace and 22% of the bulky household floorspace in the County. Castlerea is the second retail centre with 14% of the convenience floorspace and 10% of the comparison floorspace. Cortober and Athlone Environs have the highest provision of retail warehousing with 25.4% and 25.3% respectively. It is noted that much of the retail warehouse floorspace is under construction or recently completed and a high proportion still remains vacant. It is envisaged however, that as this floorspace becomes occupied, the bulky household and comparison offer of the County will be enhanced.
6.2.15 Due to an increase in convenience and bulky household floorspace in recent years, Ballaghaderreen has now superseded Boyle as the third largest town in terms of overall retail floorspace provision. The other centres have a fairly limited retail provision with primarily convenience outlets to serve the local hinterland. Generally there are quite high vacancy rates throughout the county, particularly in Roscommon and Ballaghaderreen.
6.2.16 The results clearly indicate that Boyle is declining compared to the continued intensification of Cortober which is located in close proximity to this urban centre. However, a tight urban grain and the lack of suitable opportunity sites in Boyle also hinders the development of additional retail floorspace.
6.2.17 Roscommon is performing well and is clawing back expenditure and floorspace. However as the household survey reveals, which is discussed further below, there are clear opportunities for the town to further enhance its retail profile function and role as the primary retail destination in Roscommon.
6.3 HOUSEHOLD SURVEY
6.3.1 The household survey is an essential survey in order to establish the existing shopping pattern in County Roscommon for different retailing types including clothing, footwear, food and household goods.
Methodology
6.3.2 The household survey was carried out by Demographics Ireland, an established independent survey company.
6.3.3 It was carried out by telephone on a sample of all households in the County in January 2007. In total 400 people were interviewed. The overall objective of the household survey is to provide an insight into the shopping patterns of the resident population of Roscommon. A summary of the some of the key results is provided below.
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Classification
6.3.4 The survey obtained personal information regarding the gender, age and home address of the respondents. 69% of respondents to the household survey were female and 31% of respondents were male. The two largest proportions of the respondents to the survey fell into the age groups of 45-54 and 55-64 with both individually establishing 21% of the respondents
6.3.5 9% were between 25-34, 19% between 35-44, 21% between 45-54, 21% between 55-64, and 30% were over the age of 65.
6.3.6 To provide a more accurate assessment of the household survey results Demographics Ireland divided County Roscommon into a series of Rural districts (RD) to quantify the level of retail activity outside the main growth centres.
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Figure 6.1: Rural Districts identified in County Roscommon
Survey Questions
6.3.7 The household survey primarily contained questions relating to where the respondents carry out their main food shopping, top up shopping, bulky household shopping and clothing and footwear shopping. The survey also included other useful information such as the mode of transport for shopping trips and the frequency of shopping trips. A summary of the results is provided below.
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Main Food Shopping
6.3.8 Respondents were asked “Regarding your household food and grocery shopping, where to you go to normally carry out your main food and grocery shopping”. 27% stated that they did their main food shopping in Roscommon Town. A further 21% stated that they did their food shopping in Athlone. 5% of those surveyed carried out their main food shop in Carrick-on-Shannon. The results indicate significant leakage of convenience expenditure with 27% of respondents shopping outside Roscommon.
6.3.9 The most popular stores for carrying out main food shopping were Tesco Roscommon (10%), Tesco Athlone (7%), Super Valu Roscommon (9%), Super Valu Boyle (13%), Dunnes Stores Athlone (12%), and Dunnes Stores Roscommon (6%). Significantly, 26 percent of respondent’s stated that they undertook their main food shopping in small local shops.
6.3.10 Table 6.2 shows the principal shops used for convenience shopping. Table 6.3 shows the principal towns visited for convenience shopping.
Table 6.2: Main Shop Used for Convenience Shopping Area No. % Tesco Athlone 27 7% Tesco Roscommon 41 10% Tesco Carrick on Shannon 6 2% Tesco Ballinasloe 3 1% Dunnes Athlone 48 12% Dunnes Roscommon 23 6% Lidl Athlone 5 1% Supervalu Boyle 53 13% Supervalu Castlerea 26 7& Supervalu Longford 2 1% Supervalu Roscommon 34 9% Lidl Castlerea 9 2% Lidl Carrick on Shannon 2 1% Supervalu Athlone 2 1% Supervalu Carrick on Shannon 10 3% Other Local Shop 102 26%
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Table 6.3: Main Town/Area Used for Convenience Shopping Area No. % Roscommon 106 27% Castlerea 47 12% Boyle 75 19% Ballaghaderreen 29 7% Strokestown 8 2% Elphin 3 1% Boyle RD 5 1% Castlerea RD 4 1% Roscommon RD 3 1% Ballinasloe 7 2% Longford 3 1% Carrick on Shannon 18 5% Co. Mayo 1 0% Co. Sligo 4 1% Athlone 84 21% Co. Westmeath 1 0% Co. Fermanagh 1 0%
6.3.11 The majority of people (81%) travel by car, whether they are the driver or just passenger, to do their main food shopping. 71% of people living in the County tend to do their main food shopping at least once a week. 21% of respondents carry out their main food shopping twice a week.
Top Up Shopping
6.3.12 Shopping patterns for top up shopping tend not to be as concentrated in and around certain towns as in the case for main food shopping. 69% of respondents said that they did their top up shopping in a local store such a symbol store (e.g. Centre, Mace), a corner shop or shop associated with a petrol station. The major multiples were infrequently mentioned as a store for top up shopping. The only exception was the Supervalu in Boyle where 8% of respondents carried out their top up shopping. Overall 92% of day to day shopping for basic food and grocery items was carried out locally within the county.
Table 6.4: Local Day to Day Shopping No. % Shop in County Roscommon 360 92% Shop outside County Roscommon 32 8%
6.3.13 The form of transport used for top-up shopping by 76% respondents was by car, and 9% of respondents were passengers in a car. A further 11% of respondents walked.
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6.3.14 In terms of the frequency of top up shopping saw 25% of respondents visit a store for a top up purchase everyday, 32% of respondents visited the store 2/3 times a week, 28% of respondents visited the store 4 times a week, 10% of respondents visited the store at least once a week, and 4% visited the store up to 5/6 times a week. This clearly indicates the important role of such local shops in providing day to day retail facilities for residents of the county.
Comparison Shopping
6.3.15 In terms of shopping for clothes and footwear, respondents were asked which town, shopping centre, retail location or shop they normally visited for these purchases. Overall it was found that more people travelled to Athlone to carry out their main clothes and footwear shopping than to any other centre. 29% of those surveyed travelled there for that purpose. Roscommon Town was also a popular destination for clothing and footwear shopping with 19% of those interviewed travelling there for these types of purchases. A further 11% of respondents visit Sligo for their main comparison shopping needs. Table 6.5 indicates the location where respondents normally visit for comparison shopping. The data collated shows that there is critical leakage of comparison expenditure on comparison goods to other centres outside of the County. 59% of those surveyed carried out their main clothing and footwear shopping outside of the County.
Table 6.5: Towns/Locations Visited for Clothing and Footwear Shopping Town No. % Roscommon Town 77 19% Castlerea 29 7% Boyle 46 11.5% Ballaghdereen 6 1.5% Castlerea RD 2 1% Athlone 115 29% Dublin 19 5% Ballinasloe 1 0% Galway 16 4% Longford 11 3% Limerick 1 0% Carrick on Shannon 18 5% Co. Mayo 4 1% Sligo 44 11% UK 8 2%
6.3.16 In terms of the mode of transport used to carry out clothing and footwear shopping, 82% of respondents travelled by car and 13% of respondent’s were passengers in a car.
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6.3.17 18% of all respondents said that they went shopping for clothing and footwear at least once a month. 17% went every two months, 22% every three months and 20% every six months
Bulky Goods Shopping
6.3.18 23% of all persons said that they travel to Athlone for their bulky goods shopping, 20% travel to Roscommon Town, 12% travel to Boyle, 11% travel to Castlerea, and 7% travel to Ballaghdereen. It is noted that at present only 4% travel to Carrick on Shannon for this type of shopping.
6.3.19 However, there are a number of new retail warehouse developments recently constructed/permitted in Cortober in the environs of Carrick on Shannon and in Roscommon Town. It is envisaged that once these units become occupied that a greater proportion of residents of the county will travel to these destinations to avail of this type of retail facility. Therefore whilst the results at present indicate 44% leakage of bulky household expenditure, it is envisaged that this will reduce significantly when these schemes become occupied and trading patterns become established. It is also noted that the results may be slightly distorted, in that a person may be carrying out bulky household shopping in the environs of Athlone (within the administrative area of Roscommon) and thus be classified as Athlone rather than County Roscommon. Similarly, persons may be carrying out bulky household shopping in Cortober (within the administrative area of Roscommon) but are classified as Leitrim rather than Co. Roscommon.
Table 6.6: Town/Location Visited for Bulky Household Shopping Town No. % Roscommon Town 80 20 Castlerea 44 11 Boyle 49 12 Ballaghdereen 29 7 Strokestown 1 0 Boyle RD 1 0 Roscommon RD 6 2 Athlone 90 23 Dublin 5 1 Ballinasloe 4 1 Galway 8 2 Longford 14 4 Carrick on Shannon 17 4 Portlaoise 1 0 Co. Mayo 2 1 Sligo 22 6 UK/NI 13 3 N/A 11 3 Don’t Know 3 1
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6.3.20 As would be expected, most people (17%) surveyed travel in a car to the area where they conduct their bulky goods shopping. A further 76% of respondents had there bulky goods delivered. The majority of respondents purchased bulky household goods when needed (45%).
Competing Centres
6.3.21 Given the location of Roscommon and its proximity to a number of other large competing centres, respondents were asked if whether over the past six months they had visited Athlone. They were also asked if they had visited the retail centres of Liffey Valley, Dublin City Centre, Galway City, Carrick on Shannon, Longford and Sligo.
6.3.22 The results indicated that 26% of persons said that they had travelled to Dublin City Centre, 24% persons travelled to Galway City, 11% travelled to Carrick-on-Shannon, 6% had travelled to Liffey Valley, 5% travelled to Longford, and 6% travelled to Sligo. The results indicate the strong pull factor of competing centres for residents of the County.
Table 6.7: Visits to Competing Centres Competing Centre No. % Dublin City Centre 105 26 Galway City 96 24 Carrick on Shannon 45 11 Longford 18 5 Liffey Valley 23 6 Sligo 25 6 Other 1 0 Nowhere Else 87 22
6.3.23 Respondents were also asked how often they visited Athlone for shopping purposes. This revealed that 24% of those questioned travelled to Athlone at least once a week. This again highlights the attractiveness and pull of Athlone.
Table 6.8: Frequency of Visits to Athlone Frequency No. % At least once a week 95 24 Once a fortnight 19 5 Once a month 38 9.5 Once every two months 20 5 Once every three months 23 6 Once every six months 44 11 Not visited in the last 6 months 31 7 Never go there 126 31.5 Don’t Know 4 1.0
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Satisfaction
6.3.24 Respondents were asked to rate their satisfaction with grocery/food shops, clothing/footwear shops and bulky household shops in Roscommon.
6.3.25 The response indicated that 28% of respondents were very satisfied with grocery/food shops in the town, 59 % were satisfied, 5.5% thought shopping facilities were average, and 6% were generally dissatisfied. Therefore despite the high degree of leakage of convenience expenditure, respondents were reasonably satisfied with the quality of convenience provision. The leakage therefore may be explained by some other factor – for example residents of the county working in competing centres such as Athlone may carry out their main food shopping there as it is in proximity to their work place.
6.3.26 In response to the quality of clothes/footwear shops in the county’s towns, it was found that 18% of respondents were very satisfied with clothes/footwear shops in Roscommon, 52% of respondents were satisfied, 12% of respondents thought shopping facilities were average, and 17% were generally dissatisfied/very dissatisfied with comparison shops in the county. Of those dissatisfied, it was outlined by the respondents that the main reason for dissatisfaction was the poor range of goods offered.
6.3.27 In response to the quality of bulky household shops in the county’s towns, it was found that 16% of respondents were very satisfied with bulky household shops, 68% of respondents were satisfied, 10% of respondents thought shopping facilities were average, and 5% were generally dissatisfied with bulky household shops in the county.
6.3.28 Respondents were also asked if they use any farmers markets in the area for food and grocery items. 29% of respondents stated that they used farmers markets for food and grocery items while 71% did not use any farmers Markets in there area. 86% would like to see more farmer’s markets in County Roscommon with
General Conclusions
6.3.29 It can be concluded from the household survey that although respondents did not record high levels of dissatisfaction with existing convenience and comparison provision, there are still very high levels of leakage of expenditure to other competing centre. This may be to a range of factors such as enhanced choice and retail profile of other centres and also perhaps due to other reasons such as proximity to workplace etc. Nonetheless the results are significant and there is evidently a need to enhance the retail structure, role and profile of the main urban centres in the County.
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6.4 BUSINESS SURVEY
6.4.1 A survey of retail outlets in the County was also undertaken. Respondents were asked the following questions:
• Where their customers came from. • What their business outlook for the next five years was. • What opportunities there were for their business in the next five years. • What threats that might affect their business in the next five years. • What improvements they thought could be made to the retail environment in Roscommon.
6.4.2 The survey comprised a postal survey of 300 retail business in the County. Valid returns numbered 163 – which equates to a response rate of 54%. In some instances, where no postal response was received, retailers were contacted by telephone and the survey was carried out in this manner.
Customer Catchment
6.4.3 In terms of where customers came from the survey revealed that the majority of customers visiting the various retail outlets surveyed came from within a 10 mile radius. A small percentage of retailers attracted customers from outside of the County (15%). Table 6.9 below indicates the origin of customers
Table 6.9: Customer Catchment Area Catchment No. % Within a five mile radius 47 29% Within a 10 mile radius 40 25% Within a 15 mile radius 46 28% Outside County 24 15% Other 5 3% N/A 1 1%
Business Outlook
6.4.4 The business outlook of retailers was generally positive. 95% of respondents stated that there was potential for their business to expand. Only 4% stated that they expected their business to remain the same.
Business Opportunities
6.4.5 In terms of opportunities for their businesses in the next five years, the survey revealed that 45% of respondents felt that the population increase being experienced in the County would enhance the number of customers in the catchment area and thus their customer base. 39% felt that there was potential to expand their business and a further Roscommon Retail Strategy Review Section 6/13
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36% felt that there were opportunities for increase the level of service to their customers. Table 6.10 provides a summer of the result of this question.
Table 6.10: Opportunities for Businesses in the Next Five Years No. % Increasing population will mean enhanced 74 45% number of customers in the catchment area Potential to expand 63 39% Potential to provide increased services to 59 36% customers Potential to diversify the business 56 34% There are no new opportunities 41 25% Other 17 10%
Business Threats
4.4.6 In terms of potential threats to their business, the survey revealed that increasing costs and competition from other retailers represented the biggest threats to their business. Competition from other towns was also identified as a significant threat. A further 21% identified poor parking provision as an issue.
Table 6.11: What Threats Do You Feel Might Affect Your Business in the Next Five Years Threat No. % Increasing Costs 89 55% Competition from Other Retailers 89 55% Possible Downturn in the Economy 61 37% Competition from Other Towns 55 34% Lack of Employment and Local 46 28% Development Poor Parking Provision 34 21% Poor Road and Infrastructure 28 17% Competition in Adjacent Counties 14 9% No Threats 1 1% Other 30 18%
Improvements to the Retail Environment
6.4.7 The survey also asked respondents if they felt there were any improvements that could be made to the retail environment. The results revealed that 47% of respondents felt there was a need for better parking facilities. 44% stated that environmental improvements such as street paving, improved public amenities such as seating, litter bins etc would be desirable. A further 36% felt that better town centre management should be promoted.
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Table 6.12: Are There Any Improvements that you think could be made to the Retail Environment Improvements No. % Better Car Parking 77 47% Environmental Improvements 71 44% Better Town Centre Management 59 36% Improved Shop Fronts and Signage 24 15% Better Pedestrian Facilities 11 7% Other 35 21%
Other Comments
6.4.8 Retailers were also provided an opportunity to provide additional comments or thoughts regarding retailing in County Roscommon. This revealed some interesting comments from respondents regarding their views on retailing in the County. A summary of some of these comments is provided below.
“Most, if not all, of the County Council funds are spent in the town of Roscommon. All small towns in the County are ignored and left to die”
“Please get rid of street traders and leave the parking spaces for the customers”
“A limiting factor is the poor standard of roads leading to our area from the smaller towns and from Roscommon Town.”
“To advertise the County nationally and highlight what the supporting towns has to offer i.e. crafts/repairs/odd things you wouldn’t get elsewhere”
“I would see the future of retailing in the small towns as being very bleak. The way current trends in relation to shops and pubs and other small businesses are going, the villages of the future will be residential hubs with no participation of the majority of its residents with any local business or organisation”
“Although charges for car parking would free up parking spaces it is notable the number of customers in our shop from outside the county who make reference to the fact that there is no charge for parking. When questioned on this they say it is one great attraction for the town – worth giving serious consideration to especially seeing as parking is free in many major shopping centres.”
“More car parking now”
“My business is in the south of the county between Athlone, Ballinasloe and Roscommon Towns. I sell furniture, when I opened in 95/96 the competition was reasonable now it is hopeless. I am forced to close down and am in the process of doing so.”
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“Over the past 3/4 years we have seen many smaller businesses close. I think it is very important that a cap is put on retail space permitted in a town with reference to the population. Smaller towns are feeling the effect of multiples and shopping centres opening up in our region.”
6.4.9 This snap shot view of retailers indicates that some retailers feel under threat from larger retail centres in the vicinity. There is clearly a concern about the future viability of many smaller retailers in the smaller towns in the County. The other key issue raised is that of car parking and accessibility and there is a clearly a desire by retailers that both of these issues are addressed and improved.
General Conclusion
6.4.10 The business survey generally indicates a positive outlook amongst Roscommon’s retailers. There is a perception that businesses could expand, increase their level of service and capitalise on the population increase that the County is experiencing. However, it is evident that that many retailers acknowledge the existing and potential threat of competing centres, both within the County in the larger centres, but also, more fundamentally from outside of the County in terms competing centres. The survey also identified the need for improvements particularly in terms of better car parking provision and accessibility.
6.5 CONSULTATION
6.5.1 In addition to carrying out the household survey and shoppers survey, an integral part of the study was to undergo consultation with key stakeholders, interest groups, retailers and individuals.
Public Notices
6.5.2 In this regard public notices were placed in the Irish Independent and the Roscommon Herald inviting formal written submissions from the public. A copy of the notices is contained in Appendix 6.1. No formal submissions were received in relation to the public notices.
Key Stakeholders
6.5.3 A number of key stakeholders including, the Chamber of Commerce Roscommon, Chamber of Commerce Boyle, Irish Farmers Association and Irish County Women’s Association were written to directly and invited to make a formal submission. No formal submissions were received from these groups.
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Adjoining County Councils
6.5.4 Given the proximity of Roscommon to a number of competing centres including Carrick on Shannon, Athlone and Galway, representatives from Leitrim County Council, Westmeath County Council and Galway County Council were contacted to discuss the future retail role and function of County Roscommon in the context of their proximity to these centres.
Galway County Council
6.5.5 We have contacted Galway County Council, to discuss the future development potential of Creagh due to its proximate location to Ballinasloe. Mr. Alan Farrell, the town clerk of Ballinasloe Town Council stated that Creagh is a predominantly residential and agricultural area at present and he welcomes future residential development in the area. It is an objective of the Council to protect the core retail area of Ballinasloe town by focusing all retail development within the town centre. It was stated that the Council are determined to strengthen the retail offer within Ballinasloe town and consequently, are opposed to large retail development in locations outside the town, such as Creagh. Mr. Farrell acknowledged the need for a local retail offer to serve the future population of Creagh and stated that a small localised retail unit would be adequate to serve the area, without detracting from the viability of Ballinasloe town.
Leitrim County Council
6.5.6 We have contacted Leitrim County Council, to discuss Cortober given its proximity to the retail centre of Carrick on Shannon. The Senior Planner expressed some concerns regarding the quantum of retail floorspace that had been permitted in Cortober in recent years. It was commented that such development has the potential to create an imbalance in retail provision in Carrick on Shannon which may ultimately have a negative impact on the town centre of Carrick on Shannon. Concern was also expressed that schemes such as the Mulvey Centre (under construction) may be occupied by non bulky retail outlets which could have a negative impact on the vitality and viability of the town centre (see Appendix 6.2 for letter from Leitrim County Council).
Westmeath County Council
6.5.7 A meeting was held with the Senior Executive Planner in Athlone Town Council on the 22nd of February 2007. It was explained that the Westmeath Retail Study was currently being reviewed and as yet details of the surveys and analysis were not available. The principal objective of the study would be to protect the viability and vitality of Athlone Town Centre. Athlone Town Council stated that Monksland would not have developed without the influence of Athlone and
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encouraged the development of a joint strategy regarding the future development of Monksland in the environs of Athlone.
6.5.8 It is understood that the consultants appointed to review the Westmeath Retail Strategy specifically assessed the need to develop district centres to serve the growing population of Westmeath. It was concluded that at this juncture the development of this type of facility was not warranted in Athlone. It was detailed that neighbourhood centres were an appropriate scale of development in the environs area of the town.
6.5.9 It was also identified that certain areas of Athlone still required rejuvenation such as Connaught Street on the western side of the town. In this regard there was still scope for further retail activity in the town centre of Athlone.
Discussions with Estate Agents
6.5.10 A number of local estate agents were also contacted to determine their views regarding the local retail market. Those contacted include Seamus Carthy and Associates, Castlerea; Farrell Auctioneers, Carrick on Shannon; Early Auctioneers, Roscommon Town, P. Burke, Sherry Fitzgerald, Roscommon Town. Issues discussed with local agents included prime retail areas, pedestrian linkages, car parking and congestion and public realm. Potential opportunity sites were also discussed. Information was also obtained from the agents regarding existing vacant retail units
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CHAPTER 7 – HEALTH CHECK ASSESSMENT
7.1 INTRODUCTION
7.1.1 This section of the report provides an overview of the retail profile and health check assessment of the main urban centres in the County. In particular this section of the report assesses new major retail developments which have been permitted in each of the towns since the preparation of the previous strategy in 2002 and discusses the implications of this development for the future retail role and function of the towns. The principal towns reviewed were:
1 Roscommon 2 Castlerea 3 Boyle 4 Ballaghdereen 5 Stokestown
7.1.2 In addition a health check survey was carried out for the
1 Environs of Athlone – Monksland 2 Environs of Carrick on Shannon – Cortober 3 Environs of Ballinasloe – Creagh
7.1.3 A brief survey of the principal smaller towns and villages in the County was also undertaken. Villages reviewed include Tulsk, Castleplunkett, Ballintubber, Athleague, Elphin, Bellanagare, Frenchpark and Roosky. The retail offer in rural areas is quite limited; however, local retailers in these villages play a vital role in maintaining the rural economy by providing a valued service to residents living within the rural hinterland.
7.1.4 Annex 2 of the Retail Planning Guidelines sets out the matters that should be taken into account when determining the vitality and viability of town centres. A health check assessment of the principal towns in County Roscommon is an integral part of the retail strategy. A health check assessment essentially analyses the strengths and weaknesses of town centres and is based on a qualitative analysis of factors such as the range and quality of activities in the centre, its mix of uses, its accessibility to people living in the area and its general amenity appearance and safety.
7.1.5 The Retail Planning Guidelines provide a comprehensive checklist of information to be included in a health check assessment. It is stated in the guidelines that a healthy town centre; which is vital and viable, balances a number of qualities including:
Attractions- These underpin a town and comprise the range and diversity of shopping and other activities which draw in customers and visitors.
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Accessibility- Successful centres need to be both accessible to the surrounding catchment area via a good road network and public transport facilities, and to encompass good local linkages between car parks, public transport stops and the various attractions within the centre.
Amenity- A healthy town centre should be a pleasant place to be in. It should be attractive in terms of environmental quality and urban design, it should be safe and have a distinctive identity and image.
Action- To function effectively as a viable commercial centre, things need to happen. Development and improvement projects should be implemented efficiently; there should be regular and effective cleaning and maintenance and there should be coordinated town centre management initiatives to promote the continued improvement of the centre.
7.1.6 In addition to the above factors the Guidelines also recommend a number of other indicators that can be used to determine the vitality and viability of existing town centres. However, some of the information set out in the guidelines is not available for centres outside of the main metropolitan areas, for example- shopping rents; pattern of movement in retail rents within primary shopping areas.
7.1.7 In order to determine the vitality and viability of existing town centres in County Roscommon the following indicators were utilised.
1 Attractions 2 Accessibility 3 Environmental quality/amenity 4 Diversity of Uses 5 Multiple Representation 6 Levels of Vacancy
7.1.8 Factors such as the extent of recent development, the suitability of existing floorspace and future development opportunities were also considered.
7.2 ROSCOMMON TOWN
Attractions
7.2.1 Roscommon Town is in the south of the County and is the administrative capital of County Roscommon serving an extensive surrounding rural hinterland. Roscommon Town is located approximately 30km from Athlone and Longford, 80km from Galway City and 140km from Dublin. The town is situated at the intersection of the National Secondary Routes of the N60, N61 and N63 and the regional road R366, and is served by the Dublin-Westport railway line.
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7.2.2 The town is considered a traditional market town and is classified as a Tier 3 town in the national retail hierarchy under the Retail Planning Guidelines 2000.
7.2.3 Roscommon Town is regarded as the premier retail centre in the County. It also has one of the most important racecourses in the western region which is situated one mile from the town. Roscommon is an important tourist centre for the county which is evident from the range of tourism infrastructure that prevails including hotels, bed and breakfasts/guest houses, bars, restaurants/cafés and takeaway outlets. For a town of it size, it has a limited employment base and high levels of commuting to employment centres in surrounding centres.
7.2.4 The town’s urban fabric is characterised by 19th century two and three storey residential and/or commercial buildings with many shop fronts at ground floor level. Market Square, in the centre of the town is the focal point for the local community, as is Main Street which dissects the town. The town contains a number of substantial public buildings and features of historical significance, including the ruins of Roscommon Castle, a 13th Century Norman Castle, and Roscommon Dominican Abbey.
7.2.5 The Bank of Ireland premises and the renovated Old Jail House are both located on the town square and complement the streetscape in this area. The town has a fine collection of institutional and ecclesiastical buildings of 19th century origin which are prominently distributed throughout the main streets and form focal points. The most striking building is the former Catholic Church, now Bank of Ireland, in the centre of the main square.
P late 7.1: The Renovated Old Jail Plate 7.2: The Bank of Ireland Building H ouse Building
7.2.6 Under the Roscommon County Development Plan 2002, Roscommon Town is identified as the most important retail and commercial centre within the county and has a well developed and established central shopping area along Main Street. Roscommon Retail Strategy Section 7/3
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Plate 7.3: View of Main Street from Market Square
7.2.7 The core retailing areas within the town have traditionally been located along Main Street and Castle Street and have principally been characterised by a range of small-scale independent retailers coupled with two or three principal convenience outlets such as Supervalu and Mace on Main Street. Secondary retailing areas can be found on Church Street, Goff Street, Abbey Street and the recently renovated Jail House Shopping Mall.
7.2.8 However, significant town centre development has recently occurred to the east of Main Street including the construction of the new Tesco supermarket and 257 surface car parking spaces. This large car park is shared between Tesco and the Main Street stores of Supervalu, Heaton’s Department Store and Donnellan’s & Co. clothing who benefit from dual access.
Plate 7.4: Tesco to Rear of Main Street Plate 7.5: Entrance to Supervalu from Car Park Roscommon Retail Strategy Section 7/4
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7.2.9 This new town centre area is linked to Main Street via the newly completed Harrison Centre, which is a recently completed infill development comprising two blocks, separated by a pedestrian mall, incorporating 10 shop units and 1 restaurant. All units, except one, have already been occupied.
Plate 7.6: New Pedestrian Mall Leading to Harrison Centre Development
7.2.10 Other significant development has occurred further to the east including the Dunnes Stores supermarket. This new store has extensive frontage on to the Mart Road and Circular Road and is served by a further 250 car parking spaces.
Plate 7.7: Dunnes Stores Development on Circular Road
7.2.11 The existing Supervalu has also been subject to a recent extension to cater for increased demand, resulting in an increase in the floor area by 750 sq. m net retail space. The other notable convenience outlet along Main Street is the Mace Supermarket. Since the last retail study was prepared, the Mace shop has been downsized and half of the convenience store has been replaced with a new Carry Out off licence. The shop caters more for passing day-to-day trade and top-up Roscommon Retail Strategy Section 7/5
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shopping rather than the weekly shop, which is largely catered for in the larger supermarket chains. There is also a range of other small food stores including butchers, bakers and small specialised shops.
7.2.12 There are a number of medium- sized convenience stores located on the edge of Roscommon town centre such as the Londis store. This store serves a local neighbourhood catchment to the south west of the town centre.
Plate 7.8: Londis Supermarket on Edge of Town
7.2.13 The main comparison retailers in the town centre are Heatons Department Store and Donnellan & Co. Ltd., which provide a wide selection of high street brands. There are various other clothing and footwear stores located along Main Street, the majority of which are local operators. The town centre also accommodates a small number of household and DIY stores. There are a number of service providers including, pubs, hotels and restaurants.
Accessibility
7.2.14 The Circular Road has effectively created a By-Pass of the town and has helped alleviate unnecessary traffic entering the town centre. The Main Street is accessed via Castle Street to the north and the Athlone roundabout to the south. There is a two way traffic system in operation as far as Market Square where the traffic is segregated around the Square by a one way system. Traffic speed is controlled entering the town with several speed ramps.
7.2.15 Parking along the main shopping thoroughfare is mainly on-street parking with some disabled parking on Market Square and significant levels of double parking along Main Street. There are three large car parking facilities located in the town which are accessed from the Circular Ring Road. These are located at the Jail House development, Tesco/Supervalu shopping complex and Dunnes Stores development.
7.2.16 The town offers good pedestrian access with a pedestrian crossing located along Main Street. The footpaths are generally in good condition. Pedestrian access from Main Street to the Tesco complex is accessed via Harrison Centre. There are several other pedestrian access points via laneways along Main Street.
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7.2.17 The railway station is well located in the centre of the town in close proximity to the town centre. There is a direct service to Dublin four times a day. Bus Éireann provide a frequent service from Roscommon to Dublin and surrounding centres.
Environmental Quality/Amenity
7.2.18 Roscommon Town Centre has retained much of its original form with the main streets radiating from the Market Square. The town is attractive to pedestrians both in scale and mix of uses and has a high quality public square.
7.2.19 A number of new developments in the town centre, such as the new commercial development on Castle Street, have succeeded in strengthening the town’s urban fabric through the introduction of a contemporary and attractive streetscape.
Plate 7.9: New Commercial Development Fronting on to Castle Street
7.2.20 Litter bins are provided throughout the town and there did not appear to be any significant problem with litter at the time of the survey. The town centre provides good street furnishings and footpaths are generally in good condition along the Main Street. Attractive traditional street lighting flanks both sides of Main Street which adds to Plate 7.10: Street Lighting on Main the character of the street. Street
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7.2.21 However, the quality of the public realm on some of the peripheral retail streets has become somewhat eroded in recent years by the poor quality of signage, dereliction and a lack of maintenance of shop fronts. While most of Main Street is maintained to a high standard there are significant levels of dereliction around the edge of the town centre, particularly Plate 7.11: Dereliction Along Castle along secondary streets. The Street standard of shop fronts and townscape is particularly poor on Church Street, Goff Street, and Abbey Street. These secondary retail destinations require considerable investment to increase their retail attractiveness. Such improvements should include the significant upgrading of shop fronts and building facades and the provision of street furnishings/high quality paving.
7.2.22 In addition, the upper floors along Market Street and particularly along secondary retail streets such as Goff Street, Church Street, and Abbey Street appear largely vacant. This has had a significant negative impact on the physical environment of these streetscapes. The streetscape is also diminished by the level of over-hanging telegraph wires which clutter the skyline. Investment should be encouraged in the reuse of upper floors and the removal of overhead wiring to underground.
7.2.23 The traditional town centre benefits from a number of laneways which provide access via archways to backland areas, including the extended town centre to the east of Main Street. The upgrading of these laneways and associated archways would greatly enhance the character and accessibility of the town’s retail core by encouraging greater pedestrian permeability, particularly between Main Street and the extended town centre to the east. An example of the benefits of such improvements is evident in the renovation of the archway on Main Street associated with the Harrison Centre development.
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Plate 7.14: Archway to Plate 7.12: Existing Backland Development Archway Leading to from Main Street Tesco from Main Street Plate 7.13: Renovated Archway to Harrison Centre
Figure 7.1: Potential for Greater Pedestrian Links in the Town
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7.2.24 As with most Irish towns the quality of streetscapes has suffered to some extent from the increasing use of PVC/Aluminium windows in the upper floors of Georgian and Victorian properties. While some good examples of timber sliding sash windows remain, there is a need for a proactive approach to retain these and reinstate timber sash windows where they have been lost.
Diversity of Uses
7.2.25 Diversity of uses refers to the proportion of space that is utilised for different types of functions within a town centre. For example the breakdown between retail, offices, pubs, cafes, restaurants, hotels, cultural, residential, etc.
7.2.26 The traditional commercial core of the town is centred on Main Street and the secondary streets of Castle Street, Goff Street and Church Street. Within the traditional commercial core there is a good mix of retail, financial institutions, offices and personal services. However, there are also some elements of vacancy in the town centre.
7.2.27 Retail activity is primarily located on Main Street and the new town centre area between Main Street and the Livestock Mart. Bulky household provision in the town centre is limited. However, a large retail warehouse park is currently under construction on the Circular Road on the edge of the town centre.
7.2.28 The town has a good range of local services including national schools, secondary schools, a Garda station, fire station (currently under construction), library, banks, health board clinic and a variety of professional services.
Mall Developments
7.2.29 There are two main mall developments in Roscommon Town. The first is the Old Jail House Mall which fronts onto Market Square. This premises was originally used as the County Jail and was renovated in 2000 to accommodate retail units on the ground floor with apartments overhead. The small shopping development contains a number of local operators including, hairdressers, a shoe shop and auctioneers. The more recent phase 2 of the Jail House development comprises of 14 retail units to the rear of the Jail House. Half of these units are currently vacant. This scheme is located outside the main core retailing area and seems to be struggling to find tenants. There is an abundance of car parking spaces fronting these retail units.
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P late 7.15: Old Jail House Shopping Plate 7.16: Vacant Units in Phase 2 of M all Old Jail House Development
7.2.30 The Harrison Centre is a recently completed shopping mall that links the Main Street to the Tesco Supermarket. The new pedestrian mall accommodates 10 shopping units and a café/restaurant with a total gross floorspace of 2,006 sq. m. The mall is occupied by a variety of comparison shopping outlets including Hallmark Cards and Gifts, Nova Sports and Molloy’s Pharmacy. The shopping mall can be accessed via an archway from the Main Street. The mall provides a good shopping environment with good quality retail units. The footfall during the time of the health check was moderate.
Recent Developments
7.2.31 A number of recent developments in the town have facilitated the influx of several national/international retail chains with a substantial amount of retail floorspace being granted in Roscommon town since the adoption of the 2002 Retail Strategy. In total recently permitted schemes in the town have provided approximately 20,867 sq. m net sales floorspace to the existing retail base of the town.
7.2.32 The recently completed Tesco development between Main Street and the Roscommon livestock mart comprises a gross floor area of 3,304 sq. m (2,325 sq. m net sales floorspace), 55% of which is convenience and 45% comparison. Dunnes Stores have also located a store 150 metres further east on the Circular Road with the provision of 3,503 sq. m of net retail floorspace (50% convenience and 50% comparison) and 250 car parking spaces. Planning permission has also recently been granted for a first floor extension to this store of 1,230 sq. m retail floorspace. Both the Tesco and Dunnes Stores developments have provided considerable additional convenience and comparison floor space to the town centre and have greatly improved the level of car parking provision.
7.2.33 Two large retail developments are under construction at Castle Street. The first comprises of 10 retail units with a combined floor area of 1,000 sq. m fronting Castle Street. An additional 8 units are located off Castle Street with a floor area of approximately 100 sq. m. Roscommon Retail Strategy Section 7/11
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Plate 7.17: New Development Fronting Plate 7.18: Building Under on to Castle Street Construction off Castle Street
7.2.34 On the edge of the town centre at the Circular Road a large new retail development (Centre Point Retail Park) is currently under construction consisting of 3,431 sq. m of net retail space, which includes 2,190 sq. m which will be given over to the sale of comparison goods and a new Lidl discount foodstore consisting of 985 sq. m of net convenience floorspace with 240 associated car spaces.
Plate 7.19: New Lidl Discount Plate 7.20: New Retail Warehousing at Foodstore at Centre Point Centre Point Retail Park
7.2.35 Planning permission has also been granted by Roscommon County Council for the development of a new two storey building containing 3,247 sq. m of retail space, a 213 sq. m restaurant, a 667 sq. m Garden Centre and 209 car parking spaces on lands adjacent to Casey’s motor showroom at the Athlone Roundabout on the Circular Road.
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Suitability of Existing Floorspace
7.2.36 The retail profile of the town is being increasingly defined by a variety of smaller retail outlets in the traditional town centre which are complemented by large retailing multiples to the rear of Main Street and along the Circular Road. A future area of concern arises in relation to the integration of these larger national and international multiples with the town’s traditional retail function.
7.2.37 In general large multiple retailers require units with a large floorplate. Limited floor plate sizes along Main Street have restricted national traders entering the town centre. Units that are available to let do not suit the size requirements of these operators. Larger units are unlikely to become available within the finer urban grain of Roscommon Town’s traditional streets. However, the recent backland development between Main Street and the Roscommon Livestock Mart provided the opportunity for a large multiple retailer (Tesco) to satisfy its floorspace requirements while linking well with the traditional town centre.
Future Development Potential
7.2.38 While it is inevitable that some larger retailers will seek to locate on the outskirts of the town there are still a number of areas close to the town centre which have capacity to absorb future retail development. For example, the Roscommon Mart site to the east of Main Street currently occupies a large area of land that would be appropriate for future town centre expansion. The site is located between the Tesco and Dunnes Stores developments and a short distance from the town’s traditional retail core allowing for links between complementary uses. The site also has extensive frontage and excellent access onto the town’s Circular Road. There are several other development sites located along the Circular Road that would suit larger scale development.
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Figure 7.2: Recent Development to the east of Main Street
7.2.39 In response to the expansion of retail facilities outside the traditional retail core more indigenous and specialised retail uses should be encouraged in the town centre where smaller floorplates are appropriate. This policy should be complemented by extensive environmental improvement works to make the town’s main streets a more attractive environment.
Conclusions
7.2.40 The health check assessment indicates that Roscommon, as the County Town, is trading well. There is only a small percentage of dereliction along secondary retail locations. The town has a good range of retail and service facilities that have been complemented by the addition of national multiples such as Tesco, Dunnes Stores and Lidl in the last number of years demonstrating investment confidence in the town centre.
7.2.41 However, the town is somewhat unbalanced in terms of concentration of retailing activities. Roscommon has a number of small comparison operators, but is lacking in larger comparison shopping facilities.
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7.2.42 The quality of the public realm and physical environment of the traditional town centre has improved immensely in recent years but would benefit from a continuation of improvement works and further investment particularly on the secondary retail streets. Significant upgrading of shop fronts and building facades is required along the town’s main streets as is the provision of street furnishings. The continuation of the ‘living over the shop’ scheme should be encouraged and the removal of overhead wiring to underground. It is also considered that the refurbishment/upgrading of a number of laneways and associated archways would greatly enhance the vitality and attractiveness of the town’s retail core by improving the shopping environment and encouraging greater pedestrian permeability, particularly between Main Street and the extended town centre to the east.
7.2.43 While limited floor plate sizes along Main Street have restricted national traders entering the traditional retail core of the town there are a number of sites in the town centre area which have the capacity to provide appropriate opportunities for delivering modern retailing formats. Sites such as the Roscommon Mart site and other sites along the Circular Road should be encouraged for town centre development.
7.3 CASTLEREA TOWN
Attractions
7.3.1 Castlerea is located in the west of County Roscommon and is approximately 30km from both Roscommon Town and Boyle, 75km from Galway City and 150km from Dublin. The town is situated at the junction of the N60 National Secondary Route and R361 Regional Road. The town also benefits from being served by the Dublin-Westport Railway line.
7.3.2 Castlerea is a traditional market town built on the River Suck and River Francis, which are both tributaries of the River Shannon. The Town is classified as a Tier 4 town in the national retail hierarchy under the Retail Planning Guidelines 2000, on the basis that the town had a population of less than 5,000 persons at the time of the 2006 census.
7.3.3 Between 2002-2006 the population of the town increased by 5.7 % from 2,689 to 2,842 persons, an increase of 153 persons. The increase in population can partly be accredited to its location within the catchment area of Roscommon Town, Boyle and Athlone. 7.3.4 The town acts as an important retail centre for a large surrounding hinterland, including the neighbouring towns of Ballaghaderreen, Ballyhaunis, and Strokestown. The Main Street is characterised by two to three storey 19th century residential/or commercial buildings. The existing primary retail provision is centred on Main Street, with secondary shopping located on Patrick Street.
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7.3.5 The town appears to have a reasonable shopping environment with low to medium footfall along the Main Street. There are a number of vacant and dilapidated buildings located along Main Street.
Plate 7.21: Main Street, Castlerea
7.3.6 Supervalu provides the largest convenience outlet (1,000 sq. m) in the traditional town centre area. This store has dual access from both Main Street and a car park of 80 spaces to the rear.
Plate 7.22: Supervalu Fronting Main Plate 7.23: SuperValu Car Park to the Street Rear of Main Street
7.3.7 The only other significant convenient retailer in the town centre is the Mace Convenience Store which caters for passing trade and top up shopping. The store has limited on-street parking facilities. Additional convenience shopping is provided by a variety of independent retailers located throughout the town centre.
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7.3.8 A Lidl discount store has recently been completed close to Main Street on the Williamstown Road. This discount store, which comprises 1,268 sq. m of convenience floorspace and 141 ancillary car parking spaces, has significantly enhanced the convenience retail offer in Castlerea Town.
Plate 7.24: Lidl Discount Foodstore on Williamstown Road
7.3.9 Comparison shopping within the town is very limited and is confined to local operators. There are a small number of clothing stores along Main Street which provide a limited range of clothing goods. The town also accommodates a number of small hardware stores and household good stores. These seem to be trading well, catering to the local community needs. There are no national/international comparison operators in the town at present.
Plate 7.25: Local Comparison Retailers on Main Street
Accessibility
7.3.10 The attractiveness of the town is at present adversely affected by the high volumes of traffic, including a high number of HGVs, on the main street, especially during peak times. This traffic congestion is compounded by significant ad-hoc on-street parking and a lack of
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loading facilities for service vehicles along the Main Street. It is an objective of the Council under the 2002 Development Plan to secure the development of the N60 National Secondary Route By-pass around Castlerea.
7.3.11 The main car parking facilities are located to the rear of the Supervalu complex and a public car park located beside the Mart site area. These facilities do not adequately cater for the demand within the town at present.
7.3.12 Pedestrian and traffic flow appear heaviest in the South Main Street area and at the junction of Main Street and Patrick Street. There is no pedestrian crossing in this area or throughout the town centre thereby making it difficult and dangerous to cross during peak time traffic.
7.3.13 The town is served by Bus Eireann Expressway and Bus Eireann local service which provides services to neighbouring centres. The Dublin- Westport rail line runs through Castlerea and offers three daily trains.
Environmental Quality/Amenity
7.3.14 Castlerea acts as a dormitory town for Roscommon as well as fulfilling its role as a market town for the surrounding hinterland. The town centre is predominantly focussed on the area around Main Street and Patrick Street. Pedestrian flows are concentrated primarily along South Main Street, centred on Supervalu Supermarket, Benny’s Deli, and Lidl. This area caters for the majority of the town’s convenience shopping requirements.
7.3.15 A number of improvements have been made to the public realm in the town, particularly in the area around the Garda Station, Mace Supermarket and Castlerea Market building at the northern end of Main Street where paving, tree planting and street furniture has been provided. However, the general shopping environment is significantly eroded by the dominance of vehicular traffic along Main Street and Patrick Street.
Plate 7.26: Environmental Plate 7.27: Environmental Improvements Along Main Street Improvements Along Main Street
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7.3.16 Throughout the town little or no use is being made of the uppers floors of retail units and this imposes a negative impact on the streetscape within the town. This is particularly evident to the north of Main Street where there are several entirely vacant units. The condition of shop fronts along this stretch is generally poor and in need of regeneration. The town centre does however have a number of traditional shop fronts which add character to the town and should be retained. However, some of the traditional shop fronts on the upper floor windows have been marred by the replacement of traditional wooden sash windows with PVC replicas.
Plate 7.28: Run-Down Shop Fronts and Vacant Units on Main Street
7.3.17 Litter bins are not provided throughout the town although there did not appear to be a significant problem with litter at the time of the survey. The town centre had limited amount of street furnishings and the footpaths were in reasonable condition. The streetscape along Main Street and Patrick Street is dominated by overhead telegraph wires which gives the streets a cluttered and untidy appearance.
7.3.18 In conclusion, the town centre along Main Street has a relatively poor quality public realm. Only a limited section of the Main Street to the south has good quality retail premises. Most of Main Street suffers from some element of vacancy or poor shop signage. The majority of the street is dominated by vehicle activity over that of pedestrians.
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Diversity of Uses
7.3.19 Castlerea Town Centre accommodates a limited range of uses. These include a small variety of pubs, restaurants and cafés as well as banks, a post office, credit union, Garda Station, and national and primary schools.
7.3.20 Other facilities in the town include the River Island Night Club and a conveniently located railway station located within walking distance of the Main Street. There are a number of independent boutiques and service providers disbursed throughout the town.
Multiple Representations
7.3.21 Retail provision in Castlerea is characterised by a large disbursed retail area along Main Street which largely comprises of small local operators. Lidl and Supervalu are a dominant presence in the town and provide the majority of convenience shopping. There are no other national /international multiples located in Castlerea. However, we understand that there has been interest from Tesco regarding the possibility of opening a store in the town in the near future.
Recent Developments
7.3.22 Only a limited amount of retail floorspace has been granted in Castlerea since the adoption of the 2003 Retail Strategy.
7.3.23 Since 2003, major development in the town has consisted of the construction of the Lidl discount store on the Williamstown Road. The development comprises of net floor area of 1,286 sq. m and 141 surface car spaces. Unit 5 Main Street has recently been renovated and comprises a 400 sq. m retail unit, with 30 car spaces. It is anticipated that this store will be used for convenience purposes.
7.3.24 Castlerea has benefited from the development of a number of urban renewal residential developments such as the redevelopment of the Old Mill on Main Street for apartments, which will provide a boost to the local population and create additional demand for retail facilities. This scheme also provides for retail units at ground floor level.
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Plate 7.29: New Apartments off Main Plate 7.30: Section 23 Apartments Street Under Construction on Main Street Suitability of Existing Floorspace
7.3.25 Although Castlerea is the second largest centre in County Roscommon, it would not be considered as vibrant as Roscommon town in terms of the range and quality of products and facilities on offer. It offers a limited range of services and retailing facilities. However, the proximity of Castlerea to Athlone and Roscommon Town has impacted on the growth of its retail function.
7.3.26 The tight urban grain of the traditional town centre restricts the development of larger retail units within the core retail area. The development of larger retail units within the town centre would therefore require the amalgamation of a series of units which may prove difficult.
Future Development Potential
7.3.27 There are a number of principal sites within the town centre which would provide the most appropriate opportunity to expand the town’s retail centre and accommodate larger retailers. These are the Castlerea Mart site, the River Island site and an industrial site off Main Street. These sites, which all detract from the general environment of the town centre, are located on the banks of the River Suck.
7.3.28 The Castlerea Co-op Livestock Mart site is located on the bank of the River Suck. According to local sources the Mart is trading well and is one of the largest in County Roscommon. However, given the highly accessible and central location of the site it may be more appropriate to relocate this existing use to a more out-of-centre site, thereby enabling the site’s redevelopment. The premises is centrally located just off Main Street and has considerable parking facilities. The redevelopment of this site for town centre development would provide an exciting opportunity to introduce a new streetscape along Main Street creating a more enclosed and inviting shopping environment. The extensive size of the site would also enable multiple retailers, who require larger floorplates, to locate in the town centre. Roscommon Retail Strategy Section 7/21
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7.3.29 The River Island site, which is zoned town centre and subject to a specific development objective for the preparation of Local Area Plan in the Roscommon Town Development Plan 2002, also offers an excellent commercial opportunity for retail development and expansion of the town centre. The extensive site area, which is currently inefficiently used to accommodate a stand-alone warehouse structure, and the large frontage on to Main Street and the River Suck, would allow for the creation of a highly attractive and centrally located town centre development.
Plate 7.31: Castlerea Co-op Livestock Plate 7.32: The River Island Site off Mart Site on Main Street Main Street
7.3.30 Another site, opposite the River Island Site, would also provide an excellent opportunity for large scale retail expansion within the town centre. It is currently used as a storage yard and has a negative impact on this high amenity area along the banks of the River Suck.
Figure 7.3: Opportunity Sites in Castlerea Roscommon Retail Strategy Section 7/22
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7.2.31 There are also a number of backland sites in the town centre that could be consolidated and developed for further infill retail opportunities.
7.3.32 It is likely that medium scale retail development would be sustainable within the town of Castlerea on the basis that the growing population of the town will result in an increasing demand for larger convenience and comparison stores. This is evident with the recent opening of a Lidl Discount Food Store on the Williamstown Road. Future development should be located in or around the town core to preserve the vitality, and viability of the town centre.
Conclusion
7.3.33 The health check assessment conducted outlines that Castlerea is a reasonably vibrant third tier town in the County. Related facilities in Castlerea are concentrated along Main Street and partly on Patrick Street and mainly comprise of independent retailers.
7.3.34 The town suffers from considerable traffic congestion during peak times and weekends. As stated within the Town Development Plan, the bypass of the town would help to alleviate congestion within the town centre. It has been highlighted that Main Street has a number of poorly maintained shop fronts with a number of vacant retail units. The town would benefit greatly from greater investment in the public realm including the upgrading of shop fronts and pavements and the provision of more litter bins and street furniture as well as the removal of overhead wiring from the main streets.
7.3.35 It is evident from the health check analysis that the retail area of Main Street extends over a considerable area. This is not favourable towards encouraging concentrated pedestrian footfall within the town centre. The town requires a more defined retail core with new car parking facilities to help service the retailing area. A number of key sites have been identified within the town centre which, if redeveloped for town centre/retail uses, would contribute significantly to the consolidation of the retail core and the enhancement of the shopping environment.
7.4 BOYLE
Attractions
7.4.1 Boyle is an important retail and commercial centre serving the northern parts of County Roscommon. It is located approximately 40 kilometres from Roscommon Town and 16 kilometres from Carrick on Shannon. The town is located just off the N4 between Carrick and Sligo. The Town is classified as a Tier 4 town in the national retail hierarchy under the Retail Planning Guidelines 2000, on the basis that the town had a population of less than 5,000 persons at the time of the 2006 census.
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7.4.2 Between 2002-2006, the population of the town decreased by 2.8% from 1,690 to 1,643 persons. Boyle is one of the few urban centres in the County to experience a population decline over the last inter-censal period.
7.4.3 The town comprises a long linear Main Street which is the primary retail street in the town. Main Street contains a number of fine vernacular three storey buildings, many of which have intact shop fronts and fascia.
Plate 7.33: Boyle’s Main Street
Plate 7.34: Fine Vernacular Building on Plate 7.35: Fine Vernacular Building on Main Street Main Street
7.4.4 Radiating from Main Street are a number of secondary retail streets including Bridge Street and Patrick Street. The River Boyle dissects the town and is an attractive feature, although as in many Irish towns, the buildings tend to have “their backs” to the river.
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7.4.5 The town also has an attractive town square and clock tower with public seating areas. Boyle has an unusual streetscape and its location within a steep valley means that many streets have a sloping and undulating character.
Plate 7.36: Town Square with Clock Tower
Plate 7.37: Boyle’s Unusual Sloping Plate 7.38: Boyle’s Unusual Sloping Streetscape Streetscape
7.4.6 One of the key attractions in Boyle is Kings House. This 18th Century Mansion and 19th Century Barracks is an important tourist attraction. The complex accommodates an exhibition focussing on the Ancient Kingdom of Connaught, the construction and restoration of King House and the Connaught Rangers Regiment. The complex is open however only for the seasonal months of Plate 7.39: King’s House April to September.
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7.4.7 There are also a number of other historical structures in the town centre of merit including the ruins of an old Abbey. The Cistercian Monastery in Boyle was founded in the 12th Century under the patronage of the local ruling family, the MacDermotts. Though mutilated during the 17th and 18th centuries when it was used to accommodate a military garrison, Plate 7.40: Boyle Abbey Boyle Abbey is one of the best preserved structures of its type, and attracts many thousands of visitors per year. A restored 16th/17th gatehouse currently houses an exhibition.
7.4.8 Boyle is well served in terms of convenience retail provision. The town contains a large Mace supermarket as well as a purpose built SuperValu Shopping Centre that has been developed in the town centre. The Supervalu development has a number of ancillary retail units including a giftware shop, hair studio, clothes shop and pharmacy. The retail centre also accommodates public seating, customer’s toilets and baby changing facilities. It is a popular retail destination in the town centre serving both weekly shopping and top up needs. Boyle also accommodates a number of other smaller convenience retailers including a Londis and Mace supermarket.
7.4.9 Comparison provision in the centre is relatively poor and is predominantly characterised by independent retailers such as Boles of Boyle which was opened in 1886. There is a lack of national or international comparison multiples represented in the town and the comparison offer is generally limited. The paucity of existing provision is due to the town’s proximity to other competing centres including Sligo and Carrick on Shannon.
Plate 7.41: SuperValu Shopping Centre Plate 7.42: Boles of Boyle Clothing Store
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7.4.10 Boyle also accommodates a range of other retail service functions as well as pubs, offices and other commercial uses. Upper Bridge Street in particular has lost much of its retail function and is characterised by offices, professional services and public houses. There are a number of vacant units in the town. One notable development that has a high Plate 7.43: Bridge Street Shopping level of vacancy is the small Arcade retail arcade located off Bridge Street which has four vacant units and a very rundown appearance.
Accessibility
7.4.11 Boyle is readily accessible as it is located just off the N4 Route. The town has adequate car parking although this is primarily provided on- street. There is currently no charge for on-street parking. The SuperValu development is also served by an extensive area of car parking and further additional spaces are also provided in the town square and at the Mace Supermarket.
7.4.12 Pedestrian accessibility throughout the town is generally good although there is a lack of pedestrian crossings. Pavements are generally of good quality. Pedestrian linkages are also provided along the River Boyle, although the physical environment of these areas could be upgraded. The town is served by a bus route serving Carrick-on-Shannon, Roscommon and Dublin. Boyle Plate 7.44: Boyle Railway Station has an attractive railway station and is served by the Main Dublin to Sligo rail route.
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Environmental Quality/Amenity
7.4.13 The environmental quality of Boyle is generally good and it has an attractive townscape, although the town is dilapidated and run down in parts. It is evident that the town was once an important market centre, and that this role has somewhat declined in recent years. The town has experienced limited investment in recent years.
7.4.14 Its development has been somewhat impeded by competing centres in the vicinity such as Carrick-on-Shannon and Sligo which have experienced significant growth and expansion in their retail sector in recent years. Furthermore there has been substantial retail investment in Cortober on the outskirts of Carrick-on-Shannon.
7.4.15 There are a number of attractive traditional shop fronts in the town, although the maintenance of these and some of the upper floors of premises is sometimes poor.
7.4.16 As detailed above, the River Boyle is a focal point of the town. The area in the immediate vicinity of the River is however, run down and in decline. There is little frontage onto the river, and thus poor passive surveillance of this predominantly pedestrian area. The surface treatment of pathways along the river is poor. There are several pedestrian links from the River area through to Main Street and the Mace car park off Carrick Road. However, due to the degraded environment of these routes they are unattractive and uninviting.
Plate 7.45: Walkway Along the River Boyle
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Plate 7.46: Laneway Leading to Mace Plate 7.47: Laneway Leading to Main Supermarket Over River Boyle Street From River Boyle
7.4.17 Wirescape in the town is generally good and although there was poor provision of litter receptacles in the town centre area, litter management was good at the time of the survey. The town also has an attractive public lighting scheme.
7.4.18 As with most Irish Towns the quality of streetscapes have suffered from the increasing use of PVC/Aluminium windows on the upper floors of Georgian and Victorian properties.
7.4.19 Patrick Street in particular suffers from large areas of dereliction and there are clear opportunities for significant redevelopment at this location.
Diversity of Uses
7.4.20 Boyle Town Centre accommodates a limited range of uses. These include a small variety of pubs, restaurants and cafes, as well as banks, convenience stores etc.
7.4.21 The railway station is located within close proximity to the town centre. There are several financial institutions and service providers disbursed throughout the town. The town has an important tourism function due to the presence of the Abbey and Kings House.
Multiple Representations
7.4.22 Retail provision in Boyle is characterised by disbursed retail provision along Main Street, Bridge Street and Patrick Street which largely comprises of small local operators. SuperValu are a dominant presence in the town and provides the majority of convenience shopping in the town. There are no other national/international multiples located in Boyle.
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Recent Developments
7.4.23 As per the information provided by Roscommon County Council there have been no significant recent retail developments in Boyle or its environs.
Suitability of Existing Floorspace
7.4.24 Given the limited investment in Boyle in recent years, the town centre could not be seen to be as vibrant as other towns in the County. Although the town is the third largest centre in County Roscommon, it offers a limited range of services and retailing facilities. The proximity of Carrick on Shannon has impacted on the growth of its retail function.
7.4.25 The tight urban grain of the traditional town centre restricts the development of larger retail units within the core retail area. The development of larger retail units within the town centre would therefore require the amalgamation of a series of units which may prove difficult.
Development Potential
7.4.26 There is one significant site with development potential in Boyle. The site is located on Patrick Street and has direct frontage to the street and currently accommodates an obsolete and derelict structure. There is a significant backland area to the rear of the structures.
Plate 7.48: Potential Development Site Plate 7.49: Potential Development to Fronting on to Patrick Street the Rear of Patrick Street
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7.4.27 Further potential development sites within the town include the old Mill structure and associated ancillary industrial buildings to the north of Patrick Street and the vacant derelict lands opposite Mace.
Plate 7.50: The Old Mill Structure
Plate 7.4: Opportunity Sites in Boyle Town
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Conclusions
7.4.28 The health check assessment conducted outlines that Boyle is a town in decline. Whilst the town has an attractive streetscape with many fine vernacular buildings and traditional fascia, it has a run-down appearance. The town has had little investment in recent years and many retail premises gradually being replaced by service and office functions. The retail role and function of the town is being eroded.
7.4.29 The mix of retail facilities in the town is limited and it functions predominantly as a service centre. Despite the town’s significant tourist attractions, there has been a failure to capitalise on these. The town has many attractive environmental features; however, many areas are in need of significant upgrade in order to enhance the quality and appearance of the public realm. It has been identified that the degraded environment of existing pedestrian routes along the River Boyle is resulting in a potentially very attractive part of the town becoming unsightly and uninviting.
7.4.30 The tight urban grain and small retail units in Boyle Town Centre provide limited opportunities for large retail traders to enter the traditional retail core of the town. However, sites have been identified in town centre areas that have the capacity to provide appropriate areas for delivering modern retailing formats.
7.5 BALLAGHADERREEN
Attractions
7.5.1 Ballaghaderreen is located in the North-West of County Roscommon, approx 40 km from Roscommon Town, 25km from Boyle, 35km from Carrick-on-Shannon, 65 km from Sligo Town and 190 km from Dublin.
7.5.2 The Town is classified as a Tier 4 town in the national retail hierarchy under the Retail Planning Guidelines 2000, on the basis that the town had a population of less than 5,000 persons at the time of the 2006 census.
7.5.3 Its proximity to Roscommon town and Carrick-on-Shannon, together with its limited population means its importance as a retail centre is restricted; however the town does serve as a local retail and service centre for the north-west of County Roscommon.
7.5.4 Between 2002-2006 the town environs population increased by 18.2% from 2,319 to 2,741, an increase of 422 persons. This increase in population can be accredited to inward migration to the area. There are indications that the town may have become an attractive dormitory town for people working in Roscommon Town or surrounding centres. The main focus of employment in the town is the Connaught Gold Plant.
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7.5.5 Ballaghaderreen contains a number of significant historic buildings, which are features of the town centre. The town has a large Cathedral which is the most prominent building in the town. The Main Street through the town is characterised by two and three storey nineteenth century residential/commercial buildings.
Plate 7.51: Ballaghaderreen Cathedral
7.5.6 The town centre is predominantly focussed on the area around Market Square, Main Street, Pound Street and Barrack Street. The main commercial centre of the town is concentrated on Market Square and Main Street. The majority of the town’s retail offer is dominated by independent retailers and owner occupiers.
Plate 7.52: Market Square
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Plate 7.53: Main Street Plate 7.54: Pound Street
7.5.7 Main Street is considered the prime retailing street in the town with a mix of retailers such as Duffy’s Londis and Mace supermarket.
7.5.8 There are a number of vacant and dilapidated buildings located along Main Street/Market Square which has a negative impact on the town’s streetscape. The Ballaghaderreen Development Plan 2002 has recognised the importance of trying to reduce the amount of dilapidated buildings and derelict sites around the town and “to take all necessary action to minimise the occurrence of the unsightly and wasteful derelict sites in the town”
Accessibility
7.5.9 Ballaghaderreen is situated to the north-west of the county close to the Mayo border. It is reasonably accessible from all parts of the county. The Western Rail Corridor will be reopened and new and more frequent rail services will be provided between the west and the rest of the country. This new line will facilitate the provision of inter-regional services within the BMW Region and will facilitate population growth in west Roscommon and the Ballaghdereen area.
7.5.10 Traffic congestion and car parking facilities are the most significant threat facing Ballaghdereen with traffic from the N5, National Primary Route to Westport, crossing south-west to north-east through Market Square. The town currently has a two way traffic system and has high levels of on-street parking. This leads to delays and results in traffic flows which are continually congested and slow moving. This makes access to the town particularly difficult during peak times. It is noted however, that there are plans to bypass the town. The bypass is at planning stage and approved to go to CPO publication in 2007.
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7.5.11 At present traffic and car parking in Ballaghaderreen during business hours and weekends can be very congested. On-street parking is provided along all the key retail streets in the towns including Market Square, Main Street, Pound Street and Barrack Street. A designated car parking area has recently been created on Market Square by Roscommon County Council.
Plate 7.55: Traffic and On-street Parking on Main Street
7.5.12 In accordance with a specific development objective (SO1) outlined in the Ballaghaderreen Development Plan 2002 the council are currently constructing a surface car park to the rear of Barrack Street that will accommodate 200 car spaces. This car park, along with the existing large car parking facilities at Ballaghaderreen Cathedral, will contribute significantly to alleviating many of the car parking problems in the town. It is considered that a portion of the existing on-street parking areas should be designated as restricted parking areas to allow for the improvement of the pedestrian environment in the town.
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Plate 7.56: New Car Park Under Construction off Barrack Street
7.5.13 There are no designated pedestrian crossings in the town which hinders pedestrian flows due to heavy vehicular traffic, particularly traffic coming from the Dublin - Westport Road. It is understood however, that there are imminent plans to install enhanced pedestrian facilities in the town centre.
7.5.14 Ballaghaderreen is served by a Bus Eireann network which provides two daily bus services to Dublin. O’Hara Coaches provide weekend services to Sligo and Galway. The nearest train stations are located in Boyle and Castlerea.
Environmental Quality/Amenity
7.5.15 The town has retained much of its traditional street pattern the principal streets of Main Street, Barrack Street and Pound Street radiating from the open and attractive Market Square. This urban environment is attractive to pedestrians both in scale and mix of uses.
7.5.16 However, the environmental quality is reduced by a number of poorly maintained shop fronts and inappropriate and poor quality shop front signage along Main Street, Barrack Street, Pound Street and surrounding secondary streets.
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7.5.17 The town’s main streets suffer from a high level of dereliction and vacant units. Barrack Street and Pound Street for example have a large number of vacant units particularly outside the main retail zone. Vacancy levels appear to rise in a sequential manner outside the town core area.
Plate 7.57: Derelict Buildings in the Plate 7.58: Vacant Retail Units in the Town Town
7.5.18 Little or no use is being made of the uppers floors of retail units and this imposes a negative impact on the streetscape. Pound Street and Barrack Street still have a considerable element of residential accommodation located along the street. This becomes more prominent as you leave the town centre.
7.5.19 Litter bins are not provided throughout the town centre but there did not seem to be any significant litter problem at the time of the survey. There is no street furniture located around the town at present.
7.5.20 The quality of paving throughout the town was good with most footpaths in good condition. The town recently benefited from environmental improvements works, mainly on Main Street close to Market Square. Overhead wiring is particular evident along Pound Street. This detracts for the visual environment of the town and gives a poor impression of the entrance to the town.
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Plate 7.59: Paving of Laneway off Main Plate 7.60: New Paving on Main Street Street
Diversity of Uses
7.5.21 Ballaghaderreen provides a variety of retail, commercial and community and financial services including banks, a post office, credit union, Garda Station, national school and a variety of professional services including accountants, auctioneers and solicitors. The town has high employment levels with several large agriculturally based factories located on the outskirts of the town which provides important employment to the town’s population.
Multiple Representations
7.5.22 The majority of retail development is contained within the retail core. Retail provision in Ballaghaderreen has traditionally comprised of small high street premises in the town. Duffy’s Londis and B. Mulligan’s household goods are a dominant presence on the Main Street. There are no national or multiple chains located in or around the town.
7.5.23 Ballaghaderreen and its role as a market town for the surrounding hinterland has been impeded by competition from larger centres such as Roscommon Town, Athlone, Sligo and Galway.
Recent Developments
7.5.24 The core retail area within the town is now located along Main Street, with the majority of retail development taking place along this stretch. The town is similar to other towns in the county as it has a large disbursed retail area with no defined core area.
7.5.25 A significant amount of retail floorspace has been granted in Ballaghaderreen since the adoption of the 2002 Strategy. The balance of development in the town has largely been where smaller retail or residential units have amalgamated in favour of larger retail premises with prominent street frontage. An example of this is seen with Duffy’s Londis supermarket and Molloy’s Pharmacy on Main Street. Roscommon Retail Strategy Section 7/38
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Plate 7.61: Londis Supermarket on Plate 7.62: Molloys Pharmacy on Main Main Street Street
7.5.26 The most significant retail floorspace to be permitted in the town centre in recent years has been a new 2,574 sq. m development, which is currently under construction on a brownfield site to the rear of the existing Londis on Main Street. This development will include a new Londis Supermarket (1,817 sq. m gross floor area) and 7 no. retail units totalling 757 sq. m.
Plate 7.63: New Retail Development to the Rear of Main St.
7.5.27 The largest development to have taken place outside the traditional retail core has been the Ballaghaderreen Business Park, which is now near completion. This mixed use development, which consists of approximately 13,000 sq. m gross floorspace, comprises 6 no. buildings for light-industry purposes and 2 no. buildings for retail Roscommon Retail Strategy Section 7/39
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purposes (subdivided into 14 no. separate retail warehousing units with a total gross floor area of approximately 5,800 sq. m). Once occupied the retail warehousing element of the scheme will represent a significant boost to the town’s retail provision.
P late 7.64: Ballaghaderreen Business Plate 7.65: Newly Completed Retail Park Warehousing Units
Suitability of Existing Floor Space
7.5.28 The retail profile of Ballaghaderreen town centre would be considered not as vibrant as Roscommon or Castlerea in terms of the range and the quality of products it has to offer. Although as the fourth largest centre in County Roscommon, it offers a limited range of services and retailing facilities. However, the proximity of Ballaghaderreen to Athlone and Roscommon town has impacted on the growth of its retail function.
7.5.29 The tight urban grain of the traditional town centre restricts the development of larger retail units within the core retail area. The growth of larger retail units within the town centre would therefore require the amalgamation of several units which can prove difficult.
Development Potential
7.5.30 There are a few under-utilised and largely vacant sites within the town centre which could be redeveloped for larger retail purposes. These include a large area of land located on Marian Road between Barrack Street and Station Road and the old Railway Station and Community Centre site on Station Road.
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7.5.31 The first site on the Marian Road consists of the KCF milk distribution centre and out houses as well as a panel beating yard along the street frontage with an extensive greenfield area to the rear. The site would provide a natural extension to the town centre. The opportunity would exist to create a new more clearly defined street frontage along the Marian Road with the Plate 7.66: Potential Development possibility of facilitating a Site on Marian Road larger retail format on the greenfield site to the rear.
7.5.32 The second site with potential for town centre development is located just off the Station Road and currently accommodates the derelict railway station building and the existing Community Centre. This extensive site is in close proximity to the town’s traditional commercial centre on Main Street yet is currently under-utilised. The development of this site for more intensive town centre uses would allow for the renovation of the railway station building and provide national multiples with an opportunity to locate their larger stores close to the traditional town centre.
Plate 7.67: Existing Development Plate 7.68: Ballaghaderreen Railway Site on Station Road Station Prior to its Closure in 1960
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Figure 7.5: Opportunity Sites in Ballaghaderreen
7.5.33 It is noted that Roscommon County Council have also prepared a draft development framework plan for a special objective area in Ballaghaderreen. The subject lands are located behind Pound Street and Barrack Street and are designated SO1 lands under the provisions of the Ballaghaderreen Town Development Plan. The purpose of the plan is to present three possible scenarios for the development of these lands (incorporating three main uses – car parking; public open space and town centres uses) providing general detail of building form, layout, building height, building uses, building aspects and views from approaches and within. The plan also examines access, opportunities for Town Centre development and guidelines regarding signage, lighting, paving, planting etc.
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Figure 7.6: SO1 Objection Area in Ballaghaderreen 7.5.34 As noted under para. 7.5.11 above, part of these lands are currently being developed for car parking by Roscommon County Council. However, further opportunities exist to develop appropriate infill commercial and town centre development on the S01 lands.
Conclusion
7.5.35 Retail facilities in Ballaghaderreen are concentrated along Main Street and Market Square and largely comprise of small local retailers. There is significant leakage to other urban centres such as Roscommon and Athlone, in particular for comparison shopping. 7.5.36 The environmental quality of some of the more peripheral streets such as Pound Street and Barrack Street is poor with a high level of dereliction, high vacancy levels, poor shop front maintenance and a dominance of overhead wiring. These streets provide a negative first impression at the entrance to the town centre.
7.5.37 The future retail role of Ballaghaderreen in the short to medium term is as a service centre for the local population and surrounding hinterland. The function and importance of the town is not expected to change in the near future. However, infrastructural improvements such as the Ballaghdereen Bypass will considerably improve the overall environmental quality of the town. A number of sites have been identified to accommodate future large scale retail/town centre development. It is also envisaged that the SO1 lands offer considerable potential to improve the town centre backlands area. Every effort should be made to consolidate and promote the retail role and function
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of the town and enhance the town through the development of opportunity sites close to the town centre for mixed use schemes.
7.6 STROKESTOWN
Attractions
7.6.1 Strokestown is located to the north of County Roscommon approximately 20km north east of Roscommon Town and 95 km from Dublin. The town is served by the N5 National Primary Route, which runs northwest from Longford to Castlebar. The R368 enters Strokestown from Carrick-on-Shannon in the northeast and links into the N61, which runs southward into Roscommon Town.
7.6.2 Between 2002-2006, the town environ’s population increased by 4.1% from 943 to 982, an increase of 39 persons. The low increase in population can partly be accredited to its location within the catchment area of Roscommon Town, Boyle and Carrick-on-Shannon. The town’s catchment area is limited due to the neighbouring competing centres.
7.6.3 Strokestown is an estate town, and one of the few planned towns within the county. The town is classified by the Heritage Council as a “Heritage Town” and is home to the internationally renowned Strokestown House and gardens, which was run by the Peckenham Mahon family. The National Irish Famine Museum is located within the Strokestown House grounds. Plate 7.69: Strokestown Park House
7.6.4 In the 18th Century the Packenham Mahon family commissioned Richard Castle, one of the finest architects of the time, to design a new town planned around Strokestown Park House. It was their ambition to create the widest main street in Europe, resulting in the creation of Bawn Street and Church Street.
7.6.5 The town is identified as one of the county’s Local Service Centres in the County Settlement Hierarchy. Tourism is an important part of the economy with tourists attracted to the area by Strokestown House, gardens, the famine museum, and heritage streetscape.
7.6.6 The town is designed so that all streets (Elphin Street, Church Street, Bawn Street and Bridge Street) radiate from what is now a roundabout on Market Place in front of the Strokestown House Estate.
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Plate 7.70: Elphin Street Plate 7.71: Bawn Street
Plate 7.72: Church Street Plate 7.73: Bridge Street
7.6.7 The urban fabric throughout the town is characterised by two storey 19th century residential and/or commercial buildings. Retail activity within the town is primarily centred on Elphin Street with the two main stores of Centra and Spar being the main convenience stores in the town. Other retail floor space comprises of a takeaway, butchers, estate agents and pubs.
7.6.8 Church Street is classified as the secondary retail street within the town and comprises of a mixture of commercial, financial and residential units. This street has significant levels of vacancy and dilapidated buildings that significantly diminish the streetscape quality of the town.
Accessibility
7.6.9 Strokestown is accessed from three directions, from the east via the N5, which comes from Longford, the R368 enters the town from Carrick-on-Shannon in the north, and the R368 also enters from Four Mile House. All access roads converge at the roundabout at Bawn Street.
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7.6.10 Due to the extensive width of both Bawn Street and Church Street, there is a generous provision of on-street parking which adequately caters for current parking demand within the town centre. Additional parking is provided in the new car park associated with the Centra development on Elphin Street.
7.6.11 Strokestown is served by two bus services. Bus Eireann’s Expressway service route from Dublin to Ballina which has 8 services daily and Bus Eireann’s local route, which has a daily return service to Sligo via Athlone. The closest rail service is located in Carrick-on-Shannon or Roscommon Town. 7.6.12 The N5 by-pass of Strokestown is currently at preliminary design stage. This could increase the town’s accessibility thereby attracting further in-migration into the town.
Environmental Quality/Amenity
7.6.13 As one of the few planned urban settlements in County Roscommon, Strokestown has a good quality open streetscape with traditional type shop fronts and footpaths that are in reasonable condition.
7.6.14 There are a number of buildings of architectural significance located throughout the town. These include the Court House, Bank of Ireland, St Johns Catholic Church and Dower House which is a protected structure and listed as a building of regional importance in the National Inventory of Architectural Heritage. St. John’s Catholic Church currently accommodates the County Roscommon Heritage and Genealogy Centre which helps Roscommon natives to retrace their local ancestry.
Plate 7.74: St. John’s Catholic Church
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7.6.15 Bawn Street is classified as an Architectural Conservation Area in the Strokestown Local Area Plan 2004. Many buildings along Bawn Street are decorated with string coursing and cornices above the windows which adds to the character of the streetscape.
Figure 7.75: Location of Bawn Street
7.6.16 The Strokestown Local Area Plan 2004 identifies dereliction and vacancy along the town’s main streets as a significant issue that needs to be addressed in the town. This high level of dereliction coupled with a lack of maintenance of properties detracts from the town’s visual attractiveness thereby discouraging tourists and shoppers. Sporadic dereliction and vacancy has impacted particularly on Church Street where the traditional commercial base has become eroded and dispersed. Businesses should be encouraged to contribute to the upkeep of these structures in the interests of the general visual amenity of the town. The town centre has a number of traditional shop fronts which add character to the town and should be retained as part of any refurbishment.
Plate 7.76: Derelict Building on Plate 7.77: Vacant Drapery Store on Bridge Street Church Street
7.6.17 Litter bins are poorly provided for in the town centre. The health check survey was carried out on refuse waste collection day. However, a lack of refuse bins is resulting in a number of rubbish bags being deposited and scattered on the street creating an unattractive shopping environment.
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7.6.18 While improvement works on various road surfaces and footpaths have been undertaken in the town in recent years further enhancement works are required, including the provision of public areas, footpath upgrading/extensions and additional public lighting.
7.6.19 Existing decorative street lighting, tree planting and an absence of overhead wiring creates an attractive streetscape along Bawn Street and Church Street. However, given the wide nature of these streets, which never goes below 40 metres in width, an opportunity exists to provide high quality pedestrian friendly public spaces between the street’s buildings and the road carriageway. The provision of hard landscaping, street furnishings and public art in tandem with clearly defined on-street car parking spaces would create a much more attractive pedestrian environment. As recommended in the Strokestown Local Area Plan 2004, Bawn Street could potentially become a civic amenity area with the natural paving extended throughout the street. This would further enhance the existing aesthetic character of the area.
Plate 7.78: Existing Streetscape Along Bawn Street and Church Street
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Plate 7.7: Proposed Landscaped Amenity Space Along Church/Bawn Street Area
7.6.20 In addition, to facilitate the safer movement of pedestrians and shoppers on Elphin Street, pedestrian crossings should be provided for example close to the roundabout and at the new Centra development. The lack of signage on access and approach roads and the absence of street names along the main streets also needs to be addressed.
Diversity of Uses
7.6.21 Strokestown Town Centre incorporates only a small number of shops with little diversity, however it was noted that there is a high level of residential use above shops. The town is poorly catered for in terms of cafes, coffee shops and small restaurants. The number of public houses in the town has also declined rapidly in recent years. Other uses in the town include two auctioneers, a large Bank of Ireland, the Lisroyne Oaks Hotel and the large Percy French Hotel development on Bridge Street.
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Plate 7.79: Percy French Hotel on Bridge Street
7.6.22 Strokestown House offers considerable attractions to the town. During the health check the house was undergoing upgrading works.
Multiple Representations
7.6.23 The retail provision in Strokestown is made up of a small base of local operators. The town has a very limited retail core with Spar and Centra making up the majority of the floor area. These two operators, which are both located on Elphin Street provide the majority of convenience shopping within the town. There are no national or international multiples located in or around the town. Comparison shopping in the town is made up of a pharmacy and hardware store.
Plate 7.80: Centra Store on Elphin Plate 7.81: Spar Store on Elphin Street Street Roscommon Retail Strategy Section 7/50
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Recent Development
7.6.24 There has been only one major development within Strokestown Town since the 2003 Retail Strategy was published - the construction of a new Retail Warehousing scheme at the end of Bridge Street. This 3,000 sq. m (gross floor area) development has been recently been completed and is currently available to let.
Plate 7.82: New Retail Warehousing at the End of Bridge St. 7.6.25 The other main retail development in the town involved the development of 4 no. retail/commercial units adjacent to the Centra store on Elphin Street. Two of the new units on Elphin Street have already been occupied by auctioneers while the two remaining units, which front on to the car park to the rear, currently lie vacant.
Plate 7.83: Vacant Retail Units to the Plate 7.84: Development Fronting Rear of Elphin Street Elphin Street
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7.6.26 Any other increase in retail activity in the town has largely involved the change of use of residential units and public houses to retail uses. This can be seen along Bawn/Church Street where several public houses have closed and are being converted into retail units.
7.6.27 An increasing trend in recent years has been the demolition of a number of derelict structures along the town’s main streets and their replacement with more modern structures to facilitate retail and commercial developments on the ground floor with residential above. For example, planning permission was granted in 2004 for the demolition of two derelict retail and residential buildings on Plate 7.85: New Vacant Building on Elphin Street and their Elphin Street replacement with a more contemporary building to accommodate two retail units at ground floor level and two apartments overhead. While these buildings currently lie vacant and are poorly maintained they display design characteristics that contribute to the overall attractive appearance of the town’s historical streetscape.
7.6.28 While the rejuvenation of the town centre and the consolidation of the retail core should be encouraged this should not be at the expense of the town’s existing character and historical streetscape. Every effort should be made to reuse and refurbish existing buildings within the town. If demolition of existing structures is required along the town’s main streets, then future development proposals should recognise the dominant design characteristics of the surrounding urban context to create a high standard of development.
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Plate 7.86: Two buildings on Elphin Street to be demolished
Suitability of Existing Floorspace
7.6.29 The retail profile of Stokestown town centre would not be considered as vibrant as Roscommon, Castlerea and Ballaghaderreen in terms of the range and quality of products it has to offer. The town offers a limited range of services and retailing facilities.
Development Opportunities
7.6.30 Strokestown has a compact retail and commercial base and provides neighbourhood scale retail facilities and local retail services to a relatively local catchment. It is unlikely that large scale retail development would be sustainable in Strokestown on the basis that the population of the town and its surrounding hinterland is insufficient. Any demand that does exist for larger retail services is already being catered for in urban centres such as Roscommon Town, Castlerea, Ballaghaderreen, Sligo and Carrick-on-Shannon.
7.6.31 Due to the high number of vacant buildings and the extensive on-street car parking facilities within the town centre, future retail developments should be encouraged to reuse existing brownfield sites to maintain a consolidated and attractive shopping environment.
7.6.32 A number of suitably large brownfield sites are available throughout the town centre such as the former Walsh Mushrooms site on Elphin Street, which are capable of accommodating new town centre developments.
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Plate 7.87: Walsh Mushrooms Site on Elphin Street
7.6.33 Future retail opportunities in the town should cater towards developing tourist retail services with an aim to attracting tourist trade into the town associated with Strokestown House and Gardens, and the national famine museum.
7.6.34 Should Strokestown and its environs develop the critical mass necessary to accommodate larger national/international retailers in the next few years there are a number of greenfield sites on the edge of the town centre which would be capable of accommodating larger retailing formats. A suitable site exists opposite the new retail warehousing development at the end of Bridge Street which would provide a natural extension to the town centre retail core.
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Plate 7.88: Greenfield Site at Edge of Town Centre
Conclusion
7.6.35 As a result of the health check assessment, it was found that Strokestown was considerably smaller in retailing terms than many other towns in the region. Retail provision largely comprises of two convenience stores which cater for the majority of the towns requirements. The town currently does not have the population or catchment area to service any large scale retail development within the town centre.
7.6.36 Due to the considerable dereliction and high vacancy levels, there has been a considerable negative impact on the streetscape. Environmental enhancements such as a new public amenity spaces along Bawn Street and Church Street should be encouraged as well as appropriate hard landscaping, tree planting, street furniture and lighting, street signage, public art and more defined on-street car parking spaces. This will help in creating a better environment for Strokestown and stimulate the development of tourism-related retailing in the town.
7.7 ATHLONE ENVIRONS
Attractions
7.7.1 The Western Environs of Athlone consists of lands located in the Bogganfin/Monksland Townland at the junction between the N6 National Primary Route and the N61 National Secondary Route in south-western County Roscommon. These lands are within the administrative jurisdiction of Roscommon County Council but abut the Roscommon Retail Strategy Section 7/55
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boundary of Athlone Town Council and Westmeath County Council to the south-east. The Western Environs area consists of lands used for existing commercial/retail, industrial and residential uses as well as a significant amount of greenfield lands used for existing agricultural activities.
7.7.2 The population of Athlone’s Western Environs has grown by 20.8% from 4,137 people in 1996 to 4,998 in 2002. This population growth has increased again in the latest inter censal period rising by a further 22% from 4,998 in 2002 to 6,102 in 2006. This level of population growth is attributable to the substantial housing development that has occurred in recent years, particularly in the Monksland area, within the Athlone West Rural ED.
7.7.3 There is a large number of houses currently under construction or proposed in the area, which is likely to substantially increase the population of the area and contribute further to the growth of the area. Athlone Town’s designation as part of the linked gateway with Mullingar and Tullamore under the National Spatial Strategy 2002-2020 is resulting in this part of the county experiencing a continuing upward trend, providing growth and rateable income for the whole of Roscommon County. The Athlone Environs area is therefore likely to experience some of the strongest focus for continued inward investment in the future.
7.7.4 Athlone’s Western Environs are known as a tourism and recreation location in Athlone with the amenity of the River Shannon and Lough Ree providing opportunities for tourism development. The 182 bedroom Hodson Bay Hotel and Spa, located off the N61 Roscommon Road, adjoins Athlone Golf Club on the western shores of Lough Plate 7.89: Hodson Bay Hotel Ree and includes a wide range of leisure activities on site including boating, fishing, water sports and a large leisure centre. Tourism facilities will be further enhanced with the opening of an additional hotel in Monksland in April 2007 (Athlone Springs Hotel).
7.7.5 The land use pattern in Monksland has traditionally had a tendency to be fragmented due to development proposals being based on a limited aggregation of land parcels. The largest development to have located in Athlone’s Western Environ’s is the Elan Pharmaceutical development in the Monksland Industrial Estate on the New Tuam Road in Monksland, which has undergone a significant revamp in recent years, including a new biopharmaceutical facility at a cost of €35 million. The company contributes significantly to the economy of County
Roscommon Retail Strategy Section 7/56
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Roscommon and is of significant importance to the sustained growth of the Western Environs of Athlone as it currently employing 550 personnel. Other large developments in the Western Environs area include Ganly’s Hardware Store on the N61 Roscommon Road, which has been recently expanded from 2,670 sq. m to 9,340 sq. m.
Plate 7.90: Elan Pharmaceutical Plant Plate 7.91: Ganly’s Hardware Store on in Monksland N61
7.7.6 The most concentrated development of commercial/retail facilities has emerged on lands referred to as Zone F (Mixed Use Development) in the Athlone Environs Development Plan 2002. These lands to the north of the Elan Pharmaceutical Plant and the New Tuam Road in Monksland consist of the Daneswell Business Centre, the Monksland Retail and Business Park and the WestPoint Business Centre as well as a number of dispersed light industrial warehouses.
Plate 7.92: Monksland Retail and Plate 7.93: Daneswell Business Centre Business Park
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Plate 7.94: WestPoint Business Park
7.7.7 Existing convenience stores within the catchment area consist of four small local stores located at Kiltoom, Hudson Bay and Bellanamullia. These stores, which are located a substantial distance from the main residential areas, only provide a limited range of goods and are primarily filling stations with limited retail provision. This restrictive nature of retail provision in the Monksland area is resulting in many local people having to travel long distances to do their daily shopping.
7.7.8 In contrast to the previous trend of ribbon housing development a number of new clustered residential areas have emerged in the Western Environs in recent years such as the Waterville, Monksfield and Forest Mill housing estates on the New Tuam Road in Monksland. This has contributed to the greater consolidation of critical mass and a more defined urban area in the Western Environs.
Plate 7.95: Waterville Housing Estate Plate 7.96: Forest Mill Housing Roscommon Retail Strategy Estate Section 7/58
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7.7.9 To serve the demand generated by the area’s expanding population and to reverse the considerable leakage of expenditure of retail spend, a new neighbourhood centre has been permitted on lands zoned for general development at the Old Tuam Road/New Tuam Road West Junction. This neighbourhood centre forms part of a large mixed development (currently under construction) including a hotel and leisure centre, crèche and medical facilities and will comprise a large new SuperValu supermarket and 4 no. retail units with a total gross floor area of 1,810 sq. m. The commercial/retail and community facilities provided in this development will benefit the extensive new residential areas along the New Tuam Road in Monksland.
7.7.10 Planning permission has also been granted for a new local centre on the Old Tuam Road to the north of WestPoint Business Park and will comprise a convenience foodstore totalling 500 sq. m net retail space. This development will serve the large Cushlea residential area to the north.
Plate 7.97: New Mixed Use Development in Monksland Incorporating SuperValu
Accessibility
7.7.11 Athlone’s Western Environs are located at a strategic transportation hub at the junction between the N6 National Primary Route and the N61 National Secondary Route and are also traversed by the Dublin- Westport Railway Line. While these major transportation routes potentially provide a high level of access to the Western Environs area, their unfavourable layout and a number of inadequate junctions Roscommon Retail Strategy Section 7/59
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provide a physical obstacle to the area’s further development. Access and road improvements such as the upgrading of the Old Tuam Road/ New Tuam Road West Junction and provision of the new Monksland link road will contribute significantly to making the Western Environs area more legible and accessible.
7.7.12 The significant increase in housing development in recent years coupled with the development of new commercial and retail facilities in Monksland now requires the creation of a more pedestrian-friendly environment with the provision of pedestrian crossings and public footpaths to ensure safe pedestrian movement and satisfactory separation from vehicular traffic.
7.7.13 Initiatives for greater pedestrian accessibility and movement in the area should be promoted such as the provision of a new pedestrian/cycle route from the existing Cushlea residential area and the new residential areas in the west of Monksland to the commercial, retail and community facilities on the New Tuam Road in Monksland. This pedestrian / cycle route should continue along the new link road and extending through the SO1 lands to the existing Ganly’s Roundabout on the N61, connecting ultimately to the existing footpath network into Athlone Town.
7.7.14 There should be further investigation regarding the feasibility of a local bus service to serve the area with perhaps a terminus at Monksland, with the provision of new bus stops/shelters at appropriate locations.
Environmental Quality
7.7.15 The Western Environs of Athlone is currently characterised by dispersed urban development with no defined streets or open spaces. The predominance of car-based industrial, commercial and retail activity in the area ensures that there are large expanses of surface car parking. While this trend is unlikely to change significantly, the introduction of landscaping and open spaces in these surface parking areas can provide visual relief and break-up this monotonous urban environment. Basement and/or multi-storey car parking areas should also be considered where feasible, particularly for larger developments with extensive car parking requirements. This would allow for a finer grain of development to be achieved on the ground.
7.7.16 There is a poor provision of street lighting, pavements and street furniture in the area. However, this is gradually improving with the completion of new developments such as the mixed use commercial/retail scheme at the Old Tuam/New Tuam Road West Junction which includes proposals to link with new residential areas to the west with the provision of new footpaths and street lighting.
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7.7.17 Further investment should be carried out to ensure that there is a high standard of street furniture that will create a coherent and attractive character for the area. This would include park benches, bus shelters, bicycle storage facilities, refuse bins, signage, street sculpture etc.
Suitability of Existing Floorspace
7.7.18 There are a number of vacant retail/business premises in the Monksland Retail and Business Park and the WestPoint Business Park which are of an appropriate size to accommodate larger national retail warehouse outlets. It would not be appropriate for larger convenience retailers to locate in these developments due to the impact on the vitality and viability of Athlone Town Centre.
Diversity of Uses
7.7.19 The Western Environs of Athlone accommodates a limited range of uses that include retail warehousing, storage and warehousing, industrial and business uses. There is a poor provision of public houses, restaurants and cafés and no provision for financial institutions. A new large convenience store is soon to open in the Monksland area.
Recent Developments
7.7.20 According to the Athlone Environs Specific Objective 1 LAP 2006-2012, there are over 830 new houses that have recently been completed, are currently under construction or have been granted planning permission and are likely to be completed within the next five years. According to Roscommon County Council, there is the potential for a further 1,700 new houses on undeveloped lands currently zoned for residential development in Monksland in the Athlone Environs Development Plan 2002 (based on 15% open space and a density of 10 dwellings per acre).
7.7.21 The substantial existing population and the large number of additional houses built in recent years have generated a considerable demand and need for the provision of an adequate level of local shopping facilities as well as community facilities, amenities and public transport facilities.
7.7.22 To address this issue Roscommon County Council carried out an assessment in the Athlone Environs Specific Objective One LAP 2006- 2012 as to the type and location of new commercial and community facilities to serve the Monksland residential areas. It was decided that one or two neighbourhood centres, supported by other local centres as required, would provide local community and commercial/retail facilities within walking distance of existing and proposed residential areas, thereby reducing the need to travel and dependence on the private car. These neighbourhood centres would establish a sense of place and identity to residential areas without competing with the existing Athlone Town Centre in terms of retail provision, office location etc.
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7.7.23 A specific area referred to as Zone H (General Development) in the Athlone Environs Development Plan 2002 was identified as the most appropriate location for the first new neighbourhood centre in Monksland. These lands at the western junction of the Old Tuam Road and the New Tuam Road and the Proposed New Monksland Link Road are centrally located within the Monksland/Bealnamullia residential area.
7.7.24 A neighbourhood centre development has already been permitted on the selected lands as part of a new mixed use development and is currently under construction. The development includes a new hotel (Athlone Springs Hotel) and leisure facility due to be opened in April 2007, a crèche and medical facilities as well as a new SuperValu supermarket (950 sq. m net retail space) and additional smaller retail units. It is also proposed in a more current application to provide 6 no. additional retail units with a total gross floor area of 536 sq. m and offices with a floor area of 407 sq. m on the site. This application is currently at further information stage.
7.7.25 This new neighbourhood centre development will serve a localised catchment population in adjacent residential areas such as the new Corran Riada, Waterville, Monksfield and Forest Mill Housing Estates, which will be linked to the commercial and retail facilities via newly completed public footpaths on the New Tuam Road. It will also serve employees in the adjacent industrial and commercial developments.
7.7.26 A local centre scale development has also subsequently been permitted on the Old Tuam Road and includes a convenience foodstore with a net retail space of 500 sq. m. This development will serve the large Cushlea residential area to the north (and that of the potential occupiers of the residentially zoned lands in the vicinity).
7.7.27 Other notable developments to have been constructed in recent years include the new Monksland Retail and Business Park and an extension to the adjacent Daneswell Business Centre. The Monksland Retail and Business Park, which has permission for an element of retail provision, currently lies largely vacant while the Daneswell Centre is occupied by a small number of electrical and furniture outlets.
7.7.28 The most significant retail development in the Athlone Environs to-date has been the recent completion of the WestPoint Business Park which includes 9 no. retail warehouse units with a total gross floor area of 5,890 sq. m. These units have yet to be occupied.
7.7.29 It is proposed in the Athlone Environs Specific Objective 1 Local Area Plan 2006-2012 to provide for the development of a limited element of retail warehousing at appropriate locations in the SO1 areas, restricted to the sale of bulky comparison goods, including DIY goods, furniture, carpets, motor accessories, garden products, toys and electrical goods.
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Conclusions
7.7.30 This health check assessment has identified a significant level of recent development in the Western Environs of Athlone Town, particularly housing development in the Monksland area. This population growth has led to a demand for more significant local shopping and community facilities in the area resulting in the development of a new neighbourhood centre in Monksland, which is currently under construction. This development along with a number of other appropriately located local centres will help to encourage greater spend in the locality and allow people to carry out their day-to-day shopping at a more appropriate location in closer proximity to their places of residence and work.
7.7.31 A number of retail warehouse developments have been developed in recent years such as the Monksland Retail and Business Park and the WestPoint Business Park.
7.7.32 It is proposed that access and road improvements such as the upgrading of the Old Tuam Road/ New Tuam Road West Junction and the provision of the new Monksland link road should be encouraged to increase accessibility to the Western Environs area from the adjoining national road infrastructure.
7.7.33 Given the huge growth of residential areas in Monksland over the last number of years a more attractive and safer pedestrian environment should be encouraged including the provision of pedestrian crossings, high quality pavements and cycle paths, street lighting, and street furniture in the area. The potential for a new local bus route serving the Monksland area and the SO1 objective lands should also be more fully explored.
7.8 CARRICK ON SHANNON ENVIRONS - CORTOBER
Attractions
7.8.1 The Cortober area, which comprises the townlands of Cortober, Mullaghmore and Tullyleague, is located to the south-west of Carrick- on-Shannon. The River Shannon acts as a physical and administrative boundary between Cortober in County Roscommon and Carrick-on- Shannon in County Leitrim.
7.8.2 Carrick-on-Shannon is an established tourism area and is a main centre for river cruising traffic and anglers. The opening of the Shannon-Erne waterway has further added to the attraction of the area. The Cortober area borders the River Shannon and there is scope for the further development of facilities and services to cater for visiting anglers and holiday river traffic. The Council has already developed river side amenities.
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7.8.3 Due to environmental restrictions imposed by poor drainage on extensive flat marshy areas near the River Shannon, Cortober was for many years a sparsely populated area with only a small provision of locally based retail and commercial facilities. However, significant development pressure associated with the overall growth of the Carrick-on-Shannon urban area has resulted in large-scale urban development in a predominantly linear form along the N4 Sligo Road in Cortober.
7.8.4 Substantial housing development in Cortober has been concentrated in ribbon development along the R368 and R370 Regional Roads resulting in a significant growth in the area’s population and physical size. This has been accompanied by a growth in retail, commercial and recreational facilities in the area north and south of the N4. Industrial development has been successfully established at Tullyleague along the N4 National route in the north west of the Cortober area and additional land is available.
Plate 7.98: New Housing Along River Shannon in Cortober
7.8.5 The largest retail/commercial development in recent years has been the Carrick-on-Shannon Retail Park between the N4 and the River Shannon. It includes a number of retail and commercial multiples including Supervalu (1,000 sq. m), Cineplex, Supermacs, Elvery’s sports store and a number of other retail/commercial units. However, there are also a number of large vacant units in this scheme.
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Plate 7.99: Super Valu in Cortober Plate 7.100: Cortober Retail & Business Park
7.8.6 A new Lidl discount foodstore (1,650 sq. m gross floorspace) has been located opposite the adjoining roundabout on the N4.
Plate 7.101: Lidl Discount Foodstore Opposite Carrick Retail and Business Park 7.8.7 More recent development has seen the growth of retail warehousing provision in the Cortober area. For many years this form of development occurred in a sporadic fashion with a number of stand-alone developments fronting on to the N4.
Plate 7.102: Stand-alone Roscommon Retail Strategy Warehousing Section 7/65
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7.8.8 However, a number of recent retail warehousing schemes have provided a consolidated urban form mixed with a number of other complementary uses. A 6,515 sq. m retail warehousing development, known as the N4 Retail Park, is near completion on the N4 Boyle Road while construction is soon to begin on a new three storey building opposite the Lidl supermarket comprising 5,876.7 sq. m of retail development divided into 16 individual units ranging from 38 sq. m to 1,350 sq. m. This proposed development also provides for a leisure/bowling alley and restaurant which will greatly enhance the community facilities available to the expanding population in the area.
Plate 7.104: Newly Completed N4 Plate 7.105: Site of Proposed Mixed Retail Park Use Development (Mulvey Centre)
Accessibility
7.8.9 The N4 acts as a spine through the Cortober area providing good accessibility and road frontage to large parcels of land. This section of the N4 has been upgraded, widened and re-aligned in recent years with the provision of new roundabouts and junctions to access to new residential and commercial/retail developments. The Carrick-on- Shannon railway station lies within Cortober and is located on the Dublin to Sligo railway line.
7.8.10 The level of pedestrian accessibility in the area is poor with the N4 and its associated heavy traffic providing a large barrier between the residential and commercial areas. There is little provision for pedestrian crossings and a lack of good quality pavements.
7.8.11 The potential for providing a new local bus route from Cortober to Carrick-on-Shannon should be encouraged to reduce dependency on the private car and enable all residents in the greater Carrick-on- Shannon urban area to avail of Cortober’s growing facilities.
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Environmental Quality
7.8.12 The Cortober area is currently characterised by dispersed urban development with no defined streets or open spaces. The predominance of car-based industrial, commercial and retail activity in the area ensures that there are large expanses of surface car parking. While this trend is unlikely to change significantly, the introduction of landscaping and open spaces in these surface parking areas can provide visual relief and break-up this monotonous urban environment. Basement and/or multi-storey car parking areas should also be considered where feasible, particularly for larger developments with extensive car parking requirements. This would allow for a finer grain of development to be achieved on the ground.
7.8.13 There is a poor provision of street lighting, pavements and street furniture in the area. Further investment should be carried out to ensure that there is a high standard of street furniture that will create a coherent and attractive character for the area. This would include park benches, bus shelters, cycle storage facilities, refuse bins, signage, street sculpture etc.
Diversity of Uses
7.8.14 The Cortober area accommodates a good mix of convenience, comparison and bulky household retailing as well as a number of existing and proposed commercial and recreational facilities. There is a poor provision of services such as public houses, restaurants and cafés to serve the expanding residential population, although this situation is likely to be improved in the coming years with the completion of a number of permitted developments such as the Mulvey Centre.
Recent Developments
7.8.15 The most significant development trend in the last few years in Cortober is the emergence of large retail warehousing developments. A 6,515 sq. m retail warehousing development, known as the N4 Retail Park, is near completion on the N4 Boyle Road. This development provides for 6 retail warehousing units totalling 4,320 sq. m, a stand alone retail warehouse unit of 1,582 sq. m and a stand alone retail unit of 613 sq. m.
7.8.16 Permission has also been granted for a new three storey building comprising 5,876.7 sq. m of retail development divided into 16 individual units ranging from 38 sq. m to 1,350 sq. m. It is understood that Toy’s ’r Us will occupy the largest retail unit in the scheme. The proposed development also provides for a leisure/bowling alley, restaurant and office space.
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7.8.17 It is noted that there is an outstanding application in Cortober for a two storey mixed use retail/commercial development with a gross floor space of 8,547 sq.m, which includes provision for a large anchor store unit with 2,858 square metres (gross) of convenience goods floorspace and 1,634 sq. m ( gross) of comparison goods floorspace 1518.9 sq.m. This development also includes an additional 1,519 sq. m of comparison floorspace in 3 retail units.
Conclusions
7.8.18 This health check assessment has identified a significant level of recent development in Cortober, particularly retail and business park developments north and south of the N4 Boyle Road. The population growth in both Cortober and the larger Carrick-on-Shannon urban area has led to a demand for more significant local shopping and recreational facilities in the area resulting in planning permission being granted for a new retail and recreational development immediately to the west of the Lidl discount foodstore, which is soon to be constructed.
7.8.19 Given the concurrent growth of residential and commercial/retail developments in Cortober over the last number of years a more attractive and safer pedestrian environment should be encouraged including the provision of pedestrian crossings, high quality pavements and cycle paths, street lighting, and street furniture in the area. The potential for a new local bus route from Cortober to Carrick-on- Shannon should be encouraged to increase connectivity within the larger urban area and reduce dependency on the private car.
7.8.20 Given the extent of retail development that has occurred in Cortober in recent years, careful consideration should be given to future applications for large scale retail development in this area in terms of the potential impact that it may have on the vitality and viability of Carrick on Shannon Town Centre and other retail centres in proximity to the town such as Boyle.
7.9 BALLINASLOE ENVIRONS - CREAGH
Attractions
7.9.1 The area of Creagh comprises approximately 800 acres of land and is situated to the east of the town of Ballinasloe, north and south of the N6 National Primary Route. The main land use of the area is still predominantly agriculture although there has been a small amount of sporadic and ribbon housing development. The only retail provision in the area at present is the Centra shop and associated Esso petrol station.
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Plate 7.105: Agricultural Land and Ribbon Housing Development in Creagh
Plate 7.106: Centra and Petrol Filling Station in Creagh
7.9.2 The Roscommon County Development Plan 2002 has identified that the Creagh area is experiencing increasing pressure for urban generated ribbon development. It is anticipated that this pressure will greatly increase with the completion of a new high quality dual carriageway between Galway and east Ballinasloe.
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7.9.3 In response to this anticipated growth the area has been given Special Policy status by Roscommon County Council with an objective to prepare a Local Area Plan for the area to ensure that further sporadic urban generated development will be regulated and constrained. The plan will detail the orderly development of the area for residential and other uses.
7.9.4 The Roscommon County Development Plan 2002 recognises that the land in the vicinity of the proposed new bypass interchange (Zone F), which is located on the existing N6 within the Creagh area, would be appropriate for general development such as motorway services. A large area, shown on the Development Plan zoning map as Zone A1, has been zoned for residential development and a wide range of uses including public houses, some light industry and local shops. However, the development of the area covered by this zoning objective is dependent on the re-designation of the existing N6 road as a non- national route following the opening of the proposed new dual carriageway/motorway as well as the provision of suitable wastewater collection and treatment and mains drainage.
Plate 7.107: Portion of Land for General Development in
Creagh
Accessibility
7.9.5 The N6 acts as a spine through the Creagh area providing good accessibility and road frontage to large parcels of land. Due to the low- density nature of development at present the level of pedestrian accessibility in the area is poor with the N6 and its associated heavy traffic providing a poor pedestrian environment.
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7.9.6 Work is due to commence in 2007 on a new high quality dual carriageway between Galway and East Ballinasloe. The project will bypass the town of Ballinasloe and terminate in Roscommon with a roundabout on the existing N6 at Creagh. The proposed new route will then link up with the proposed dual carriageway between east Ballinasloe and Athlone thereby enabling the Creagh area to have high quality road links to the Gateway towns of Galway and Athlone.
7.9.7 The route of these proposed infrastructure works will place a large area of land in Creagh inside the bypass. This area would therefore represent a suitable location for the continued expansion of the town of Ballinasloe.
Environmental Quality
7.9.8 The Creagh area is currently characterised by agricultural land with occasional dispersed low-density housing. With the completion of the Ballinasloe Bypass and future housing developments within zoned A1 inside the bypass it is important to ensure that sufficient levels of footpaths, street lighting, street furniture and other pedestrian amenities are provided in new developments to ensure an attractive environment and encourage connectivity with the adjacent urban centre of Ballinasloe.
Recent Developments
7.9.9 The form of development in the Creagh area in recent years has been sporadic and consisted primarily of single houses along the roadside. However, with the completion of the Galway to East Ballinasloe Dual Carriageway more intensive residential development is anticipated. This, in turn, will generate demand for some level of small local retail services.
Conclusions
7.9.10 Creagh consists primarily of agricultural land at present with the majority of development in the form of one-off ribbon development along the N6 National Primary Road. As illustrated in the Roscommon County Development 2002 it is becoming increasingly necessary to regulate the existing demand for urban generated housing in the area into more sustainable development patterns.
7.9.11 With the completion of the Galway to East Ballinasloe Dual Carriageway a large area of Creagh will become suitable for more intensive residential development. This will create an inevitable demand for complimentary uses such as local retail facilities. It is important that this future development is accompanied by high quality footpaths, street lighting, street furniture, open space and other amenities to ensure that a sustainable and attractive environment is created in the Creagh area.
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7.10 VILLAGE STUDY
Introduction
7.10.1 An assessment was carried out on the retail provision of villages across the County, which vary significantly in terms of their size and retail offer. Local retailers in villages play a vital role in maintaining the rural economy of many areas in the County. The location of small retailers in the heart of a village creates a focal point and a sense of community. They provide a valued service, catering particularly for the daily needs of nearby residents and passing trade. Village retailers play an important role in providing for daily top up shopping as they are easily accessible.
Castleplunkett
7.10.2 Castleplunkett is located on the R367 to the south east of Tulsk, just off the main Roscommon to Boyle Road. The village is situated on a rural crossroads which comprises of a small convenience retailer and a car sales dealership. The shop sells a wide range of convenience and comparison goods to serve the local community. The area is dominated by low density rural dwellings. Although the existing retail provision is very limited, Castleplunkett is located in close proximity to Tulsk which would be more suited to the development of retail facilities than Castleplunkett. It appears that Castleplunkett adequately caters for the day-to-day needs of the local population and given it’s close proximity to Tulsk, a significant increase in the retail provision would not be sustainable at this location. However, it is important that the existing retailers are maintained to provide a valued service to the surrounding area.
Tulsk
7.10.3 Tulsk is situated to the west of Strokestown and to the north of Roscommon town, at the junction of the N5 (east/west link between Dublin and Castlebar) and the N61 (north/south link between Sligo and Athlone). The village contains a number of features of historical significance, including the Church of Saints Eithne & Fidelma which was built in 1841 and Tulsk National School which as built in 1909.
7.10.4 Tulsk’s natural environment and built heritage supports a small tourist rural economy with a visitors centre at the heart of the village. Tulsk comprises of a limited retail offer with a petrol station and a small adjoining retail unit. There is a vacant tile showroom ‘Innovative Ceramics’ adjacent to the petrol station. There is modest new residential development being constructed within the village of Tulsk.
7.10.5 The Village has the potential to expand its retail provision, given its strategic location, in order to serve the needs of local residents and passing trade. However, the existing limited retail provision means that locals to travel to Strokestown and Roscommon Town for everyday
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convenience goods. Tulsk would benefit greatly from increased investment and the provision of small scale retail development.
Plate 7.108: Tulsk Plate 7.109: Castleplunkett
Ballintubber
7.10.6 Ballintubber is located on the R367, off the N60 just to the south east of the Castlerea. This scenic village is home to Ballintubber Castle which dates back to the 1300’s. Ballintubber is a quiet rural settlement with a number small local retailers, including Lennon’s & J. Kenny. Both of these retailers are modest in scale and have petrol pumps. They provide a limited range of convenience goods which is adequate to serve the local population. Due to Ballintubber’s close proximity to Castlerea, it would be unsustainable to develop significant retail provision in the village. However, it is important that the existing retailers are maintained to provide a valued service to the surrounding area.
Plate 7.110: Ballintubber Plate 7.111: Ballintubber
Athleague
7.10.7 Athleague is located on the N63 to the south west of Roscommon Town on the River Suck. The village has a number of historical features including Athleague Castle, Tobbervaddy Castle and the Mill. Athleague is an attractive village with a modest retail core.
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7.10.8 Athleague has a comprehensive range of services available including a supermarket/post office, a beauty salon, a dry cleaner, an interior design shop and the Suck Valley Visitor Centre. There appears to be significant residential development occurring within the village core of Athleague. In terms of retail provision, Athleague appears to be performing well and there is capacity to develop the convenience retail component of the village.
Plate 7.112: Athleague Plate 7.113: Athleague
Elphin
7.10.9 Elphin is situated on the R368 to the north of Strokestown. Elphin has traditionally had the role of a market town for the surrounding areas and is the centre for the Diocese of Elphin. The town has a number of buildings of significant architectural interest including the Elphin Windmill and Rossmore House.
7.10.10 Elphin is a linear development characterised by two storey residential and commercial buildings. The town core accommodates a number of small scale retailers including a pharmacy, a drapers and a small supermarket. The Bank of Ireland premises is located at the heart of the village and improves the appearance of the main street.
7.10.11 Elphin has a high vacancy rate with approximately twenty vacant units within the village and only a limited number of successful retailers such as the pharmacy. The village lacks any vibrancy or vitality and is in need of redevelopment. It has the potential to support the surrounding rural areas and improve the quality of life for residents of the area but it is currently under-utilised. Elphin has significant potential for retail expansion by occupying vacant units in the village.
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Plate 7.114: Elphin Main Street Plate 7.115: Vacant Units in Elphin Village
7.10.12 The standard of shop fronts and the townscape is of particularly poor quality and in need of regeneration. It is apparent that from the excessive number of vacant units that there is little market interest in Elphin and it requires considerable investment.
Bellanagare
7.10.13 Bellanagare is located on the N5 to the north of Tulsk Village and to the south of Frenchpark. The village comprises of a newsagents, a small grocers adjoining a public house and a public house/restaurant. There is limited retail provision in Bellanagare at present, however given the villages close proximity to Frenchpark and Tulsk it would be more sustainable to develop their retail components as they serve a greater population and hinterland than Bellanagare. However, there is capacity within Bellanagare for local retailers to develop which would improve the village core.
Frenchpark
7.10.14 Frenchpark is centrally located on the R361 between Boyle and Castlerea just off the N5 which connects Strokestown to Ballaghaderreen. Frenchpark is an attractive village and has formed a linear settlement which comprises of a newsagents/post office, a restaurant and pub. There are a number of vacant premises within the village which offer opportunities for retail development. There appears to be limited development ongoing in the village and action is required in order to regenerate the village. The retail provision of the village is quite limited and given the extensive hinterland there is potential to develop it further in the town.
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Plate 7.116: Bellanagare Plate 7.117: Frenchpark
Roosky
7.10.15 Roosky is a picturesque village located in the north east of County Roscommon on the Leitrim/Roscommon border. It is situated 12km northwest of Longford town, 40km north east of Roscommon town and approximately 21km south east of Carrick-on-Shannon on the Banks of the River Shannon. The railway at Dromod located approximately one and half miles to the north of Roosky allows for greater accessibility to the area. Roosky has developed as a mooring point for many cruisers due to its prominent location on the River Shannon.
Plate 7.118: Mooring in Roosky Plate 7.119: Roosky on Border of Roscommon and Leitrim
7.10.16 Roosky like many of the smaller towns and villages throughout County Roscommon is characterised by a compact retail core focused on Main Street. Dereliction has been identified as an issue which needs to be addressed along the Main Street.
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7.10.17 The principal retail services in the town consist of a large Centra Convenience store, a small ladies clothing shop, a hair saloon, craft shop and fishing tackle shop.
Plate 7.120: Centra in Roosky Village
7.10.18 Roosky requires a more diverse retail base especially if it is to entice tourists into the village. The Roosky Local Area Plan 2004-2010 seeks to encourage the development and expansion of the retail sector in the village by promoting and developing the vitality of the existing shopping areas. The Plan identifies the potential to develop tourism- related retailing through passing trade and wintering/mooring of boats from the River Shannon. There are also a variety of walks in the village and surrounding area.
7.10.19 To increase the attractiveness of the village of Roosky as a place to live and visit it is important to find alternative uses for existing derelict buildings in the village centre as well as encourage infill development. Environmental improvements such as more parking, street furniture, street lighting, high quality paving etc. would also contribute to the attractiveness of this centre.
Conclusions
7.10.20 An assessment was carried out on a number of villages and small towns across the County. The retail provision in smaller villages and local centres should be maintained and enhanced in the interests of sustainability. This will ensure that all residents of the County have easy access to basic convenience goods.
7.10.21 Small convenience stores provide an important function in the rural community of small villages especially for those sectors of the population without access to a car. The closure of local convenience shops would have a significant negative impact on the quality of life for local residents and thus further erode the existing socio-economic fabric.
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7.10.22 From this assessment it is clear that the areas in most need of redevelopment and investment are Elphin and Tulsk. It is clear that Elphin urgently requires investment with a lack of street activity brought on by a large number of vacant units. Elphin has the potential to develop its role in supporting the network of smaller villages across the County. Tulsk has significant capacity to improve its retail core with a focus on tourism given its strategic location and the existing Cruachan Ai Visitor Centre.
7.10.23 It is the aim of this strategy to encourage convenience retailers within existing villages and small towns. The location of large scale retailers would not be sustainable within these villages. However, the provision of small independent retailers, professional services and specialist functions should be encouraged. The enhancement of small retailers within villages will sustain and improve quality of life for people living in rural areas.
7.11 HEALTH CHECK CONCLUSION
7.11.1 The health checks carried out illustrate that Roscommon, as the primary retail centre, has been found to be trading well with a good mix of both independent and multiple retailers. Recent retail developments suggest that there is confidence in the retail sector in the town. However, there is currently a poor level of national/international multiples in comparisons goods. There exists a good foundation for meeting the future retail requirements in the town but there is a need to plan for significant expansion of pedestrian connectivity between the traditional retail area and new retail development to the east of Main Street and on the Circular Road.
7.11.2 Castlerea is a reasonably vibrant centre with a small diversity of uses. The town has recently seen the opening of a Lidl discount foodstore and permission has been granted for a new medium scale shopping centre to the rear of Main Street, which has indicated that the town can sustain larger retail development. The town has several development sites located in the town centre that can cater for increased retail developments.
7.11.3 Boyle is a well developed market town with an attractive and unique urban topography. However, the town has suffered from a severe lack of investment in recent years with an absence of any significant new retail provision due primarily to its location in close proximity to expanding retail facilities in Cortober and Roscommon Town. There are a number of potential development sites in the town centre which would be capable of accommodating large retailers in the future. An opportunity exists to improve the pedestrian environment along the River Boyle by encouraging development to face on to the River and generate passive surveillance. This should be coupled with investment in the improvement of the environmental quality of that area.
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7.11.4 Ballaghaderreen has seen minimal private investment in the town centre in recent years. There are no national or international multiples and the majority of the town is made up of independent local retailers. There are high vacancy levels and dereliction located around the town centre, particularly along the town’s secondary streets. It is envisaged however, that the environmental quality of the town will be significantly enhanced with the construction of the By-pass and a number of street improvements such as new paving. In this context the town will have a more attractive environment for future investment.
7.11.5 Strokestown was found to be the least vibrant of the centres surveyed. Peripheral areas of the town centre had a neglected appearance and high vacancy rates. Recent developments in the town have been very limited. At present the town does not have the population or catchment area to sustain any substantial retail development in the town. The town has a small retail base which provides a service to a local catchment.
7.11.6 Both the Western Environs of Athlone (Monksland) and Cortober in the environs of Carrick-on-Shannon have experienced significant residential, commercial and retail development since the preparation of the last Retail Strategy, due primarily to the overall growth and expansion of the urban areas of Athlone and Carrick-on-Shannon respectively. While the development of these areas is beneficial to the performance of the Roscommon economy, caution must be shown to ensure that the retail and commercial developments in these areas do not stifle growth in the County’s principal urban centres.
7.11.7 Rural communities in smaller villages in County Roscommon rely on local convenience stores to provide for everyday needs. It is important that these existing retailers are maintained to provide a valued service to the surrounding area. Where possible, small independent retailers, professional services and specialist functions should be encouraged to sustain and improve quality of life for people living in rural areas.
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CHAPTER 8 – ASSESSMENT OF COMPETING CENTRES
8.1 INTRODUCTION
8.1.1 This section of the Strategy provides an assessment of competing centres to Roscommon. While the traditional competitor centres such as Athlone, Longford and Carrick on Shannon are examined as part of this review, it was felt that it was also pertinent to focus on the impact of major retail developments in the Greater Dublin Area, Galway and Sligo. As part of the review of the Roscommon County Retail Strategy we identified the value of looking at the quantum and quality of the offer of these competing centres to inform the strategic response required if County Roscommon is to sustain its competitiveness and reduce the leakage of convenience and comparison expenditure. The baseline for the assessment of the competing centres includes published county retail strategies, site visits and in house reports.
8.2 LONGFORD
8.2.0 Longford is the County Town of Longford. It is an important expanding commercial centre in the midlands region. Longford would be considered a third tier town in the context of the Retail Planning Guidelines. These state:
“However, there are a further group of towns which may also be regarded as third tier shopping locations, albeit to a more limited extent. These contain convenience goods outlets on a par with settlements listed above. Most of have national supermarket chain representation. Examples are Arklow, Athy, Ballina, Cavan, Dungarvan, Enniscorthy, Killarney, Longford, Mallow, Midleton, Naas, Navan, Nenagh, New Ross, Sligo, Swords and Thurles. Many of these towns also have significant comparison goods shopping”
8.2.1 The town had a population of 6,831 persons in 2002. Recent figures issued by the CSO outline how the current population for the town is 7,612 persons which represents a growth rate of approximately 11.4% in the four year period. It was detailed that 3% of respondents from the household survey travelled to Longford for comparison shopping needs.
8.2.2 Longford has direct connections to Roscommon Town via the N63. It is located approximately 30 kilometres from Roscommon. It is also within 22 kilometres of Strokestown. It is therefore within easy commuting distance of these two urban centres.
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8.2.3 The main hub of retail and commercial activity in Longford is located within the area of Main Street, Ballymahon Street, Dublin Street, Earl Street, New Street, Richmond Street and the Market Square. The town centre is characterised by a traditional streetscape with primarily two storey buildings and narrow plots. There is a good mix of comparison and convenience retail provision in the town centres area, although there is a lack of national and international multiple representation. There are also a number of public houses and financial institutions located on the principal shopping streets.
8.2.4 Generally within the town centre, shop front presentation is good. Litter management is good and there is adequate provision of rubbish bins. There is very little vacancy within the prime commercial core. The town centre is vibrant and active and has good pedestrian flows.
8.2.5 Car parking provision in the town centre is generally limited. There are two surface car parks located off Main Street at Garvey’s Yard and Tesco and some on street car parking is also available. All parking is pay and display within the town area. The lack of car parking provision often results in illegal parking, particularly in the vicinity of the Tesco development. None of the main shopping areas are pedestrianised. The town centre can become very congested particularly at peak times. Photograph 8.1 depicts the Market Square.
Plate 8.1: Supervalu, Market Square
8.2.6 The level of congestion in the town centre is a significant barrier to the development of an attractive shopping environment in Longford Town. This is recognised in the County Retail Strategy which states:
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“One of the largest barriers to an improved environment in the core shopping area of Longford Town is the large volumes of heavy traffic that are generated by the N5. The National Roads Authority has blocked any footpath improvements on National routes that pass through the Longford Town. Proposals for hard and soft landscaping, footpath improvements and street tree planting cannot be safely implemented with current levels of through traffic”
8.2.7 Convenience provision in the town primarily comprises of Tesco, Supervalu, Lidl and Aldi. The Tesco store is the anchor to the Longford Shopping Centre. This medium sized shopping centre was the first of its size to be constructed in Longford Town. The centre also accommodates Penneys and a number of other ancillary comparison retail units. Office accommodation is provided at first floor level. The development has a total gross floorspace of approximately 7,989 sq. metres and is served by 300 surface car parking spaces. Although only constructed in the last decade, the centre has a somewhat dated appearance and a rather sterile internal shopping environment. Nonetheless it appears to be a successful and popular retail scheme within the town. Parking can become very congested in the centre and accessing of delivery vehicles can be difficult. Photograph 8.2 depicts the Longford Centre.
Plate 8.2: Longford Shopping Centre
8.2.8 The Supervalu is located at Market Square. It is a modest retail facility, served by a small surface car park. Planning permission has recently been granted for a further Supervalu at Kilashee Road, adjacent to the Aldi store. It is proposed that this store will have a net retail floor area not exceeding 1,650 sq. metres. The new Supervalu is being developed in tandem with 7 other retail units. This is a neighbourhood scale facility.
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8.2.9 The two major discount foodstores, Aldi and Lidl are also represented in the town. Aldi is located on Kilashee Road. A number of retail units including Jean Scene, Motor Store, Shop Electric and Elvery’s Sports have been developed around the existing Aldi store. The Lidl is located on the Dublin Road. A number of other small convenience operators such as delicatessens, butchers and fruit and vegetable shops are also represented in the town.
8.2.10 There have been three major applications for retail development in Longford in the recent past. Longford Town Council granted planning permission in 2005 for a mixed use development (25,400 sq. metres gross floor area) in a building five storeys over ground level to the River Camlin Boundary and 10 storeys over ground level to Bridge Street, comprising of 21 no. retail units (anchor store 3,715 sq. metres gross floor area), 13 no. two bedroom apartments and 1 no. three bedroom duplex apartments, office accommodation (3,405 sq. metres gross floor area), and a crèche with 264 no. car parking spaces, landscaping and all associated site development works at Bridge Street and Little Water Street Longford (Application 04/87).
8.2.11 A further application for a large scale retail development on an edge of centre site at Richmond Road, Longford – Register Reference: 06/21 (CFO Construction) was granted permission by Longford Town Council. This application however, is subject to an appeal and is due for a decision by the end of April 2007. This development comprises an anchor store, 14 retail units (including 2 kiosks), an enclosed mall area, public toilets, management facilities, food hall, stockroom/staff facilities, restaurant, office crèche, medical clinic, service yard, pump house, 2 no. sprinkler tanks, oil storage area, 2 no. switch rooms, 2 no electricity sub stations, together with a road link between Connaught Road and Little Water Street, 419 car parking spaces, hard and soft landscaping and associated signage.
8.2.12 On the 9th of July 2005, permission was also granted by Longford County Council for a development comprising:
“Demolition of the existing factory façade; the construction of a retail development on 2.19 hectare site, comprising of 1 no. retail anchor store with a total gross floor area of 4,985 square metres; 3 no. retail units with a gross floor area of 2,266 sq. metres for convenience, comparison and bulky household retail warehouse goods and associated circulation space and roof plant; 3 no. service yards; 3 no. ESB sub station; 285 surface car parking spaces with hard and soft landscaping with associated site works and development; proposed way leave over new drain along east and north boundaries and will be accessed from existing access from the Dublin Road which will be enlarged and upgraded. The proposed development also includes the provision for free standing signage and illuminated signage attached to buildings and 2.4m high masonry boundary wall at the west, north and eastern boundaries at Former Weaver Premises Dublin Road.”
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8.2.13 In terms of retail warehouse provision, there is one retail warehouse park on the edge of the town known as the N4 Axis Centre which accommodates tenants such as Carpet Right and Homebase. In addition to this planned park, a number of retail warehouse units have developed in an ad-hoc and piecemeal fashion within the town centre and its outskirts. Many have developed within industrial estates on the Kilashee Road.
8.2.14 It is notable within the town centre area, a number of very large builder provider premises have developed over the years, including Brooks and Longford Providers at Richmond Street. A further large furniture superstore has developed on Earl Street.
8.2.15 It is noted that permission has recently been granted in May 2006 for a retail warehouse development at the Red Cow Roundabout, Aghadegan, Longford. This comprised 3 retail warehouse units of 929.3 sq. metres, 670.8 sq. metres and 2,483 sq. metres in size and a garden centre of 943 sq. metres. Permission was also granted for a 2 storey retail unit of 978 sq. metres and a 2 storey unit of 1,876 sq. metres with a total floor area of 7,880 sq. metres.
Conclusions
8.2.16 In terms of its role as a competing centre to Roscommon, it is clear that Longford has an active and vibrant town centre area. Rates of vacancy are very low and there is a good range of retail facilities. Generally however, there is a lack of multiple representations within the town and the extent of convenience floorspace is currently somewhat limited considering the population of Longford and its catchment area. The town can become very congested, and there is a lack of adequate car parking facilities. These factors may dissuade customers from Roscommon from travelling to the town. However, there are a number of large retail schemes in the pipeline for Longford, including two major mixed use retail schemes and a large new convenience anchor store and it is envisaged that once these are constructed that the retail offer of the town will be significantly enhanced. The development of significant convenience multiples such as Dunnes Stores will be a major retail draw to consumers in Roscommon and has the potential to increase the degree of leakage of expenditure from Roscommon to Longford.
8.3 CARRICK ON SHANNON
8.3.1 Carrick on Shannon is the county town of Leitrim. In the context of the Retail Planning Guidelines, it would be considered a third tier centre. Carrick on Shannon is very accessible from Roscommon and indeed the town is severed by the River Shannon, and straddles the administrative areas of both Leitrim County Council and Roscommon County Council. It is in particular proximity to the urban centre of Boyle (approximately 14 kilometres). It is detailed in the Household survey that 5% of
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respondents travelled to Carrick on Shannon for convenience shopping and a further 5% for comparison shopping.
8.3.2 The town has a very attractive setting and is an important tourist destination. The photographs below depict the Shannon’s tourism function. The Shannon–Erne Waterway links the River Shannon to numerous lakes and rivers of Lough Erne, resulting in over 300km of waterways which are ideal for holiday cruises and short boat rides. As outlined in the County Retail Strategy: “Carrick on Shannon is a natural stopping place for boat cruises, grocery and other shopping”
Plate 8.3: River Shannon
8.3.3 The town exhibits the typical urban form of a historical Irish town. This urban form is focused on the strong linear Main Street and Bridge Street. The majority of existing commercial and retail development is located along these two streets. Building plots are generally narrow and the majority of the buildings in the town centre are 2 or 3 storey. The physical appearance and built environment of Carrick on Shannon town centre is considered to be attractive. The majority of the buildings retain a traditional appearance while there are few vacancies or derelict sites in the prime retail area. There are a number of fine historic buildings in the main streets and unusual features such as the clock tower have been retained. Many traditional shop fronts have been maintained.
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Plate 8.4: Bridge Street Plate 8.5: Main Street
8.3.4 The town offers considerable retail attraction. As the largest town within County Leitrim, it has the largest variety of available goods and the greatest number of retail outlets. Notwithstanding this, the existing provision is still limited compared to other towns in the vicinity of Carrick on Shannon such as Longford or Sligo. The typology of the urban form, size of existing units and limited availability of car parking is contrary to the requirements of many modern retailers. This has resulted in the development of edge of centre retail developments in the last number of years which can cater for larger retail formats.
8.3.5 The retail provision along the Main Street and Bridge Street is limited to a number of small independent traders with a limited offer of convenience and comparison goods. There are three existing convenience stores in the town centre. There is a Londis located on Bridge Street, and Paddy’s Supermarket and Centra on Main Street. All are of a limited scale and size.
8.3.6 The main convenience stores in the town are the Supervalu store located on the Cortober (western) side of Carrick on Shannon and the new Tesco development on the Dublin Road. There is also a Lidl development located at Cortober opposite the Supervalu development. The Supervalu forms part of the Carrick Retail Park. This development comprises a number of retailers including Chartbusters, Elvery’s Sports, Carrick Appliances, Well Shop Chemist, Cellar Off – Licence, a shoe shop, Apache Pizza, Morrelli’s Take Away and a number of other vacant premises. The development is served by a large surface level car park. Photograph 8.9 depicts the Supervalu development and photograph 8.10 depicts the Lidl.
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Plate 8.6: SuperValu in Cortober
Plate 8.7: Lidl Supermarket Opposite the Carrick-on-Shannon
8.3.7 A new Tesco store with a gross floor area of 2,608 sq. metres has recently been developed at Dublin Road. This large convenience store also accommodates a substantial range of comparison goods including clothing and homewares.
8.3.8 In 2004, Gerry & Linda Reynolds Hardware Ltd. applied in conjunction with the Tesco application (Reg. Ref. P04/509) to develop a part pitched roof, part flat roofed retail development with a gross floor area of 2,557 sq. m sub dividable into a maximum of 3 units; associated site works, landscaping, 126 car parking spaces, signage, service road and yard; formation of a new roundabout junction and access onto the N4 road. This application was granted by Leitrim County Council on 4th June 2004. Permission was also granted by An Bord Pleanála in November 2004 on condition that the uses of the units be restricted to retail warehousing. Gerry & Linda Reynolds subsequently applied for change of use to previously approved permission (Reg. Reference 04/510) from retail warehousing to general retail use and for their sub- Roscommon Retail Strategy Review Section 8/8
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division into 4 no. units with a gross floor area of 2,558 sq. m; and minor modifications to internal access. Permission was granted on 1st April 2005.
8.3.9 This development is under construction and two of the units are now occupied by Sports World and Heatons. There is also permission for further retail warehouse development under construction to the west of Tesco. This comprises no. retail warehouse units with a total gross floor area of 3,772 sq. metres. Plate 8.8: New Retail Development Adjacent to Tesco
8.3.10 The range and offer of comparison traders in the town is considered average and includes hardware stores, small boutiques, and specialised foodstuffs. It is noted that there are a number of retail warehouse schemes under construction in Cortober including the Mulvey Centre which will accommodate 11 retail units anchored by Toymaster. Once completed and occupied these will enhance the comparison retail offer of the town. These developments are discussed in further detail in section seven of this report. There is also the typical range of retail service providers including hairdressers, solicitors, bookmakers etc. There are limited national or international multiples in Carrick on Shannon.
8.3.11 The town centre has a number of other attractions including two hotels – the Bush Hotel and Landmark Hotel. There are also a number of public houses and restaurants in the town. All of these contribute to the overall vitality and attractiveness of the town, particularly after normal business hours.
8.3.12 Permission was granted in 2005 for a major new development in the town centre, to the rear of the Landmark Hotel, to include an anchor store with a gross floor area of 3,728 sq. m, 19 retail units, associated retail service space including a cafe, 5 screen cinema, 60 residential units and 539 car parking spaces (24,919 sq. m). The scheme also includes an anchor store of 3,700 sq. m. The site subject of this development is currently for sale. If developed it would be a major new retail development for the town.
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8.3.13 An attractive specialised retail scheme orientated towards the tourist market has been developed in close proximity to the County Council offices. This development known as the Leitrim Market Yard comprises a number of attractive cut stone premises in a courtyard setting.
Plate 8.9: Leitrim Market Yard
8.3.14 In recent years, there has been a number of new developments in the town, including the Landmark Hotel and the adjacent scheme of retail units. This new development fronting the Shannon is fully occupied by a mix of retail and service outlets. A number of new apartment schemes have been developed to the rear of the hotel. On the western side of the town, a large new marina has been constructed in conjunction with a number of new residential apartment schemes.
8.3.15 The town’s location on the N4 makes it very accessible from a variety of locations. Carrick on Shannon is served by rail a number of times a day from Dublin and is also served by Bus Eireann. There are proposals for a new bypass for the town which would significantly reduce traffic in the town. It is likely however, that this bypass will be progressed in the medium or long term.
8.3.16 Car parking in the town centre is primarily on-street, pay and display parking. There are also large areas of surface car parking to the rear of the Bush Hotel and the Landmark Hotel which are within a short walk of the primary town centre area. As identified in the retail strategy, further public off street car parking facilities are available at St. Georges Terrace, St. Mary’s Close, Priests Close and the Quays area.
Conclusions
8.3.17 In general Carrick on Shannon is an attractive town with a streetscape of considerable quality. It has a healthy town centre and is a relatively good retail destination. In recent years the town has experienced significant growth in its retail sector with a number of major retail proposals including Tesco, the Town Centre scheme, as well as a number of retail warehouse schemes at Cortober and adjacent to the Tesco development.
8.3.18 The town is growing substantially and has been subject to much economic investment in recent years. The population of the town increased by 22.8% over the last intercensal period and it is now in excess of 8,000 persons. Within the town, MBNA is the major source of employment and currently approximately 300 people are working there. It is anticipated that employment levels at MBNA may increase to 800 – 1,000 persons within the next 10 years. Masonite, located Roscommon Retail Strategy Review Section 8/10
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just outside the town, is also a major industry employing approximately 320 persons. Carrick on Shannon is a designated town under the programme for decentralisation. This will encourage further population growth in the town.
8.3.19 It is envisaged that Carrick on Shannon will continue to capitalise on its growth and success and when current retail schemes in the pipeline such as the Town Centre development as well as the extensive retail warehousing developments are completed, the town will have a significant retail role and function. The new Tesco store is already a significant retail destination and attracts customers from a wide catchment area due to its ease of accessibility, ample car parking and wide retail of convenience and comparison offer. Carrick on Shannon will thus continue to attract customers from other retail centres in Roscommon, particularly Boyle.
8.4 ATHLONE
8.4.1 Athlone is the principal town in County Westmeath. It forms part of the Midland Gateway of Athlone, Mullingar and Tullamore. Athlone is a significant retail destination for people from Roscommon and is considered to be an important competing centre in retail terms. Indeed the Household survey revealed that 29% of respondents travelled to Athlone for clothing and footwear purchases and a further 21% travelled there for convenience shopping.
8.4.2 Athlone is readily accessible from Roscommon and is approximately 30 kilometres from Roscommon Town. Indeed the environs of Athlone are located within Roscommon County.
8.4.3 The River Shannon divides the town and the Castle is a focal point for Athlone. Athlone attracts a number of tourists from boating/barging trips along the River. The area around the Castle, known as the Left Bank has developed considerably over the last number of years, and now accommodates a range of restaurants as well as a number of antique and gift shops. This part of the town accommodates number of quaint and attractive shop units. It is a popular destination for tourists and residents/shoppers.
Photograph 8.13: Left Bank
Plate 8.10: Left Bank Area Roscommon Retail Strategy Review Section 8/11
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8.4.4 It is identified in the 2002 Westmeath Retail Strategy that Athlone suffered from a degree of dereliction with high rates of vacancy throughout the town. However, the survey undertaken as part of this review revealed that the fortunes of the town have improved somewhat over the recent years and vacancy rates in the core area of the town centre are now quite low.
8.4.5 Athlone’s traditional town centre suffered from under investment for many years and trade was concentrated around Golden Island and Dunnes Stores. There are still a number of the shop fronts which are dilapidated and poorly presented within the town centre.
Plate 8.11: Church Street
8.4.6 It is envisaged however, that the town centre will be significantly enhanced with the completion of a major new town centre retail development which is due to open in Autumn 2007. This 50,057 sq. metres development comprises:
• 15,566 square metres of retail area (with 4,371 square metres of ancillary circulation space, toilets and storage) comprising 52 no. retail units (including 4 no. comparison retail anchor units with a floor space of 4,189 square metres and 1 no. convenience anchor unit with a 2,697 square metre floor area.)
• 163 no. residential units measuring 14,320 square metres comprising 2 no. one-bedroom apartments, 137 no. two- bedroom apartments, 2 no. three-bedroom apartments, 2 no. two-bedroom duplex units, 8 no. three-bedroom duplex units and 12 no. three-bedroom town houses.
• A 161 no. bedroom hotel measuring 10,707 square metres with ancillary restaurants, bar areas, function room, meeting room and seminar rooms.
• 908 square metres of restaurant and café/bistro areas in 4 units and a café of 77 square metres.
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• A 553 square metre crèche.
• A management office suite of 122 square metres and office accommodation measuring 287 square metres.
• 1,151 no. car parking spaces of which 18 no. spaces are at surface level, 5 no. coach parking spaces, 200 no. basement cycle parking spaces with 2 enclosed delivery bay/service areas and turning circles with 2 no. vehicular access/egress points off this Gleeson Street and Park Grove.
Plate 8.12: New Civic Offices Plate 8.13: Town Centre Scheme
8.4.7 The proposed development is located adjacent to the new civic offices and Prince of Wales Hotel (which has also been redeveloped in recent years) and will act a major catalyst to the rejuvenation of the traditional retail core of Athlone. The centre will accommodate a number of major national and international multiples and will be a significant retail attraction for Athlone and its wider catchment area including Roscommon County.
8.4.8 The proposed development will complement the traditional shopping streets in the town centre which are focussed to the east of the Shannon and include Church Street, Dublin Gate Street and Sean Costello Street. This area has a traditional streetscape with narrow urban plots and primarily two and three storey buildings. There are a few anchor stores in the town centre including Burgess, a large family run department store, in operation since 1839 and Benetton which also attracts customers to this part of the town centre.
8.4.9 The Golden Island Shopping Centre and the recently constructed Irish Town and Inis Oir retail centres (located opposite Golden Island) are currently the primary shopping areas in the town, although it is likely that some trade will be displaced from these centres when the new town centre scheme is opened. Golden Island was opened in 1997 and has a gross floor space of 15,994 sq. metres and accommodates approximately 45 retail units. Golden Island accommodates a number of national and international multiple retail outlets and is a significant retail attraction in its own right.
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Plate 8.14: Golden Island Shopping Centre
8.4.10 Athlone town centre has benefited from the opening of the N6 Bypass. Church Street and Dublin Gate Street act as the main thoroughfare of local traffic travelling through the town. The commercial core of the town is therefore often congested. It is envisaged however, that the public realm in the town centre will be significantly improved when the new town centre retail scheme is completed as this will accommodate a new covered plaza and new retail streets. There is also a substantial public plaza outside the civic centre.
Plate 8.15: Civic Plaza
8.4.11 Car parking in the town centre is generally limited. However, the new town centre scheme will accommodate a substantial level of car parking which will be available to shoppers. In addition, there is substantial
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surface car parking available to the rear of Dunnes Stores on Broderick Street and at Golden Island.
8.4.12 Some parts of the town such as O’ Connell Street and Connaught Street – located on the western side of the town still suffer from dereliction and decay – see photos below. However, these streets are likely to improve over the next number of years as there are a number of infill schemes under construction. In 2004, An Bord Pleanala granted permission for a development comprising of:
“mixed use buildings containing 77 apartments, 7 retail units, offices, a medical centre, a crèche, a public house, a restaurant and other ancillary storage and plant”
at the site bounded by Connaught Street, Pipe Lane, Connaught Gardens and Corpus Christi Church Nos. 5, 7, 9, 11, 13, 15, 17, 19, 21, 23, 25 and 27 Connaught Street.
Plate 8.16: O’ Connell Street Plate 8.17: Connaught Street
Plate 8.18: Schemes under Construction on Connaught Street
8.4.13 In terms of retail warehouse development, there is a large retail warehouse park on the outskirts of the town. The Arcadia Centre accommodates five retail warehouse units ranging in size from 702 sq. m. (7,550 sq ft) to 1,487 sq. m. (16,000 sq ft): a petrol station, office
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suites, a restaurant and a neighbourhood retail centre and is anchored by B & Q. There is also a Woodies development located in the Kilmartin N6 retail park. Further retail warehouse schemes are under construction on the Monksland area in the Athlone Environs. These are discussed in further detail in section seven of this report.
Conclusions
8.4.14 At present, prime retailing activity is focussed on the area around Golden Island and Dunnes Stores. The quality of the public realm in this area is good with modern paving, good quality road surface and ample surface car parking. Many of the shops have been constructed in the recent past and have attractive facia and spacious interiors. Golden Island Shopping Centre is a high quality modern shopping centre. There is good linkage (both pedestrian and vehicular) between the Golden Island Centre and the nearby Dunnes Stores with a good mix of facilities, public toilets and seating areas.
8.4.15 Overall, Athlone has a good retail offer with a number of well known national and multiple chains. For many years, the town was imbalanced in terms of the concentration of retailing activities, the primary focus of retailing being concentrated around Golden Island as opposed to the traditional retail centre of the town. The relative weakness of the traditional town centre was evidenced by high rates of vacancy and poor visual appearance of many of the properties. It is envisaged however, that this imbalance will be significantly addressed with the new town centre scheme due to open this year. This coupled with the significantly enhanced urban realm around the new civic centre and prince of Wales Hotel will act as a significant attraction for consumers and will revitalise the town centre area.
8.4.16 Athlone’s retail environment has significantly improved over the past number of years. There has been significant investment and commercial interest in the town. Although there are some areas that would still benefit from further rejuvenation, the town has a significant retail offer. It is likely in this context that Athlone will continue to attract customers from a wide catchment area particularly for comparison shopping.
8.5 SLIGO
8.5.1 Sligo serves as a nationally strategic and regionally important commercial centre for the North West Region. Due its designation as a gateway under the National Spatial Strategy the growth and development of the town in the past few years has played a key role in lifting the economic prospects of the town and wider region. The town attracts a significant percentage of shoppers from Roscommon and it was identified in the Household Survey that 11% of respondents carried out their main clothing and footwear shopping here.
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8.5.2 The town is dissected by the Garavogue River and in recent years the amenity and environment of the town centre area has been significantly upgraded. Plate 8.19: Amenity on the River Garavogue
8.5.3 Sligo has relatively few national and international multiple retailers. Up until recently the three main multiple retailers in Sligo were Dunnes Stores, Tesco and Penney’s. However, since the adoption of the Retail Strategy there have been numerous town centre retail developments including the Quayside Shopping Centre.
8.5.4 The Quayside Centre has a streetscape plaza and shopping mall which accommodates such retailers as Pull & Bear, Bay Trading, Lifestyle, Benetton and Sisley. The centre is anchored by Next. It also accommodates Monsoon, Oasis, River Island and Hallmark. The centre is served by 380 car parking spaces which effectively doubles the availability of car parking in the town centre. It is likely that this centre is a major attraction for residents of Roscommon. A further two shopping centres are also planned for the centre of the town – Wine Street Shopping Centre and Johnson’s Court Centre. These will further enhance the attractiveness of the town.
Plate 8.20: Quayside Shopping Centre
8.5.5 Sligo functions as a major transportation node in the North West of Ireland. The city is strategically located along the national primary route N4 connecting Sligo with Dublin via Mullingar and Longford. Other primary and secondary routes connect Sligo with Belfast (N16), Galway (N17), Enniskillen (N16) and Donegal (N15). In this respect it is easily accessible from Roscommon and particularly Boyle. Sligo also functions as a major rail and bus distributor for the North West Region.
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The Sligo-Dublin rail route is identified for upgrading under the NDP 2000-2006 and is currently undergoing improvements to the track.
8.5.6 Although the town is well served by national and regional access points the questions of access to the town centre and shopping locations are major issues in the planning of Sligo. The accessibility of town city centre is inhibited by high levels of congestion.
8.5.7 High levels of traffic congestion and poor parking provision is a serious negative factor in the environmental quality of Sligo Town Centre. This point is reaffirmed by the Retail Strategy which highlights that:
“Congestion and parking concerns urgently need to be addressed to assist the retail sector in Sligo”.
8.5.8 The Retail Strategy further outlines how congestion problems are particularly bad on Adelaide Street, Bridge Street, O’ Connell Street, Grattan Street and Castle Street. This congestion has been alleviated to some extent by the Sligo N4 Inner Relief Road which was completed in September 2005.
8.5.9 Notwithstanding this, the environmental quality of the town is generally good. Sligo contains some very attractive shop fronts dating from the nineteenth century, particularly on O’Connell Street, Grattan Street and Lower Knox Street. These add a pleasing aesthetic to the streetscape and are a major contributory factor in creating the city centre’s uniqueness and historical appeal.
Conclusions
8.5.10 Sligo is an attractive destination for shoppers from Roscommon for comparison shopping purposes. It is not attractive for convenience shopping. It is envisioned that much of the trade draw is generated by the Quayside Shopping Centre which accommodates a number of major anchors such as Monsoon and Next which are not available in Roscommon. It is likely that the appeal of the town will further be enhanced as further proposals such as the Wine Street development come on stream.
8.6 GREATER DUBLIN AREA
8.6.1 Although Dublin is located 146 kilometres from Roscommon, improvements to the N6 and N4 have made it much more accessible to the residents of Roscommon County. The household survey revealed that 5% of those surveyed travel to Dublin to carry out shopping. A further 26% have travelled to the City for shopping purposes in the past six months. The City with its broad range and vibrant mix of retail facilities, specialist boutiques and purpose built shopping centres is an attractive retail destination. The Greater Dublin Area comprises of several major retail areas including, Dublin City Centre, Blanchardstown, Dundrum Town Centre, Liffey Valley, Swords and
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Tallaght. Three retail areas that are of significant note – Dublin City Centre, Dundrum and Liffey Valley.
Dublin City Centre
8.6.2 Dublin City Centre is the principal retail centre of the Country. It is the only Level 1 centre in the National Retail Hierarchy defined by the Retail Planning Guidelines for planning authorities. The city centre is the largest retail centre in the country and is long established as a principal centre for higher order comparison goods and speciality shopping.
8.6.3 There are two focal points for retailing in the city centre, namely the Grafton Street and Henry Street area. The largest focal point is the Henry Street area which is located in the north of the city and includes adjacent streets such as Mary Street and O’Connell Street. Henry Street has a high quality public realm, upgraded in the recent past. O’Connell Street has also benefited from a recently completed new public realm scheme of high quality. Grafton Street is a pedestrianised street. The principal anchors are Brown Thomas Department Store, Marks and Spencers and Dunnes Stores, which is situated on the Stephen’s Green Shopping Centre at the southern end of the Street.
Liffey Valley
8.6.4 Liffey Valley is located at the intersection of the M50 and the N4. The household survey revealed that 6% or respondents had visited this centre in the past six months. These comprise the main roads to the west and northwest of Ireland and therefore is quite accessible to residents in Roscommon. The development is the third regional scale centre in the expanding towns to the west of Dublin and is anchored by Marks and Spencers first out of town store in the Republic. Recent development of the centre includes the introduction of Next as a fourth anchor and the construction of extra large units for H & M and New Look. The centre opened in 1998 and accommodates 97 retail units. It has a gross floor space of 47,000 sq. metres and is served by over 3,500 car parking spaces. The centre also accommodates a Dunnes Stores and a large Boots Chemist.
8.6.5 Liffey Valley is designated as Town Centre and it is envisaged that the centre will continue to expand and develop further retail activity over the forthcoming years.
Dundrum Town Centre, Dun Laoghaire Rathdown
8.6.6 Dundrum has been designated as a Level 2, Major Town Centre in the Retail Hierarchy for the Greater Dublin Area (Greater Dublin Area Retail Planning Strategy). These centres are the most important centres in the Metropolitan area of the city outside of Dublin City Centre. It is stated that:
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“They will tend to serve catchment areas well beyond their immediate locality, they should have the potential for significant comparison floorspace and some already have, including some higher order shopping, and offer a wide range of non-retail services.”
8.6.7 Major new retail development has been undertaken in Dundrum in recent years. Phase 1 of Dundrum Town Centre Scheme opened in March 2005. The centre is situated between Dundrum Bypass and Dundrum Main St. This contains 35,000 sq. m. of gross retail floorspace, with 120 shops distributed over three levels. At the time of the opening, and to date, the centre contains many retailers which did not have any other outlets in Ireland, including House of Fraser, Harvey Nichols and Hugo Boss. The centre also contains a substantial element of leisure uses, which include a twelve-screen cinema, theatre, restaurants and cafes.
8.6.8 Phase 2 of the scheme is anticipated to open in 2008 and will be located on the site of the existing Dundrum Shopping Centre. The retail component of this phase includes a further 3 anchor stores, 76 retail units and one convenience foodstore, restaurants, café, hotel, leisure use, class two services and community facilities. A total of 30,517 sq. metres gross retail floor area is provided in the scheme.
8.6.9 The completion of the Dundrum Town Centre scheme will provide a comprehensive shopping centre, with a wide variety in retail offer. Due to the wide range of retailers, which include specialist services, and retailers unique to the centre, there is a potential for the scheme to draw trade from a wide area.
Conclusions
8.6.10 The household survey revealed that over the past six months 26% of respondents had visited Dublin for shopping purposes. Although, some distance from Roscommon, it is envisaged that shoppers from Roscommon will continue to visit Dublin City Centre and specific retail destinations such as Liffey Valley and Dundrum occasionally for comparison shopping and specialist retail facilities not readily available in Roscommon.
8.7 GALWAY
8.7.1 Galway City is the principal retail destination in County Galway and attracts customers from a wide catchment area. It is detailed in the City Retail Strategy that the city has 65% of the total retail floorspace in the City and County. It is stated: “The strong presence of comparison goods are a good indicator of high order centres, that is centres with an extensive range of high quality goods and consequently large catchment area.”
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8.7.2 It was outlined in the household survey results that 4% of respondents travelled to Galway for comparison shopping purposes. A further 24% of respondents stated however, that they had travelled to Galway City over the past six months for shopping purposes.
8.7.3 Galway is located 82 kilometres from Roscommon and is readily accessible from the western and southern parts of the county.
8.7.4 The principal shopping streets in the City are Shop Street, Eglington Street, William Street, High Street, Mainguard Street and Quay Street. These areas have been subject to a number of environmental improvements in recent years. Furthermore, Eyre Square has been the subject of a major refurbishment and environmental improvement project. The public realm in the city centre therefore has a high level of attractiveness. As detailed in the City Retail Strategy:
“The image of Galway is one of a small intimate city with a strong cultural heritage both artistic and a city with good shopping and leisure facilities and a unique ambience.”
Plate 8.21: High Street Plate 8.22: Shop Street
8.7.5 Circulation within the City Centre has been improved in recent years by the creation of new streets, linking walkways and the opening up of the riverside to pedestrians which links directly around the main shopping area. The policy of providing multi storey car–parking around the edge of the city centre has given good vehicular accessibility.
8.7.6 The City Centre accommodates a number of major multiples including Monsoon, Next, Brown Thomas, River Island, Dunnes Stores and Roches Stores (Debenhams). There are also a number of independent comparison retailers in the city centre area. On the outskirts of the City there are a number of large retail warehouse parks offering a broad range of bulky household goods.
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Conclusions
8.7.7 Galway City has an attractive and dynamic City Centre. Although there have not been many recent retail additions to the City, it still offers a broad range of international, national and local retailers and has a broad range of higher order retail services and facilities not available in County Roscommon. As a higher order centre, it is likely that it will always attract some level of expenditure diversion from the County.
8.8 CONCLUSION
8.8.1 The household survey revealed that there are high levels of expenditure leakage to the competing centres. In terms of comparison retail, Sligo and Athlone are the greatest attractors. It is envisaged that the retail role and function of these centres will continue to strengthen considering their gateway status and regional importance.
8.8.2 However, other competing centres in the catchment area such as Carrick on Shannon and Longford are greatly enhancing their retail offer and a number of major retail schemes are in the pipeline in these towns. It is likely that once these are developed and the retail profile of these centres enhanced that they will form a further threat to Roscommon.
8.8.3 Roscommon’s difficulty is that it is located in close proximity to a number of other major centres which offer a much greater diversity and choice of retail activity. To date, Roscommon has been unable to create the critical mass of retailing – particularly comparison clothing and footwear retailing in order to attract and retain its population expenditure. However, with the rapid growth that the town has experienced over the last inter censal period and the growth that it is envisaged to experience over the next number of years, it is evident that there is a need to harness its full potential and develop further retail activities and facilities to enable the County to compete effectively.
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CHAPTER 9 – QUANTITATIVE ASSESSMENT
9.1 INTRODUCTION
9.1.1 This section provides an assessment of the likely capacity in quantitative terms for additional retail floor space in Co. Roscommon for the study period. This section reviews and updates the floorspace capacity assessment presented in the 2002 Strategy taking into account the changes to the population and population forecasts.
9.1.2 In the review of the Strategy, to be consistent with the new County Development Plan and the 2006 Census figures, we cover the period from 2006-2014 and 2014 to 2020. In respect of looking beyond 2014, this enables a longer term look at retail planning and potential in the County, which is consistent with the Regional Planning Guidelines. The base year for the purposes of this study is 2006.
9.1.3 It should be noted that a quantitative retail impact appraisal of this nature can only provide a broad brush indication of the likely floorspace quantums that need to be achieved in the County. It involves making forecasts for the future population expenditure, turnover and other factors. A number of inputs have to be estimated. As the study is based on a number of assumptions, it can only provide a broad indication of anticipated capacity. Nonetheless, the quantitative study can give a useful overview of the position. Furthermore, it should be noted that the figures set out in this section are not intended to be prescriptive thresholds. Rather they are the minimum floorspace targets that need to be achieved in order to ensure the retail role and function of Roscommon’s towns continue to be reinforced and strengthened. They should not be treated as upper limits. There should be no upper limit provided retail development accords with the requirements of the retail strategy.
9.2 THE APPROACH
9.2.1 The approach taken is a step by step capacity assessment including the following steps:
1. Estimate the population at base and design year;
2. Estimate of expenditure per capita on convenience, comparison and bulky household goods at the base year and design year;
3. Estimate of total available expenditure in the base year and design year for residents of County Roscommon with adjustments to allow for inflows and outflows based on the household survey and business survey;
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4. Estimate the likely increase in expenditure available for provision of additional floorspace, making allowances for existing planning permissions, increased efficiency of existing retail floorspace and changes in the proportion of expenditure on other forms of retailing such as internet or mail order;
5. Estimate the likely average turnover of new floor space in convenience, comparison and bulky household goods;
6. Estimate the capacity for additional floorspace in the county.
9.3 POPULATION
9.3.1 The 2002 Census of Population carried out by the Central Statistics Office states that the population of County Roscommon was 53,774 persons. Preliminary 2006 Census figures outlines how the population has grown to 58,700 persons. This represents an increase of 9% in the 4 year intercensal period.
9.3.2 In order to be consistent with the Roscommon County Development Plan, Roscommon County Council have provided us with population projections for the County based on a growth rate of 1.6% per annum. These are outlined in Table 9.1 below.
Table 9.1: Population Projections for Co. Roscommon 2002 2006 2014 2020 53,774 58,700 66,709 73,393 Source: Roscommon County Council
9.4 EXPENDITURE PER CAPITA
9.4.1 The Retail Planning Guidelines1 examine three principal sources of data on retail planning expenditure in Ireland. These are the Annual Services Inquiry, the National Income and Expenditure Accounts and the Household Budget Survey. The survey concludes that the most reliable data source for established baseline expenditure is the Annual Services Inquiry. The most recent Annual Service Inquiry was published in 2003. This source is therefore used for the purposes of this capacity assessment. However, in order to be consistent with the base year, the figures for 2003 have been adjusted to 2006 using the Consumer Price Index.
9.4.2 Some adjustments to the data set out in Table 1 of the Services Inquiry are also necessary in order to ensure that goods are correctly categorised between comparison and convenience.
1 Retail Planning Guidelines for Planning Authorities DoEHLG, January 2005 Roscommon Retail Strategy Review Section 9/2
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9.4.3 Firstly, it is estimated that approximately 10% of retail sales in non specialised stores is in department stores and other comparison goods. The remaining 90% is categorised as convenience sales. This is in line with the conclusions of the Tym/Blackwell study commissioned as part of the Retail Planning Guidelines for Planning Authorities.
9.4.4 Secondly, the Retail Planning Guidelines Study provides that the category “other retailing in specialised stores” should be taken as comparison expenditure, with the exception of a small element of forecourt sales. We have made an allowance for this. We have also utilised the 10% adjustment for department stores and comparison goods.
9.4.5 For the purposes of this study, expenditure on pharmaceutical goods and medical articles have been omitted from the comparison expenditure estimate as many medical or pharmaceutical products that would not constitute either convenience or comparison goods by the normal definition.
9.5 EXPENDITURE ESTIMATES
9.5.1 Based on the 2003 Annual Service Inquiry and the Consumer Price Index 2006, we have estimated that the total expenditure per capita in 2006 on convenience goods was €3,254.
9.5.2 The last Household Budget Survey (2001) for which there are breakdowns on a regional basis, show that convenience expenditure per household in the west region was equivalent to the national average. We have no reason to assume that this position has changed. National figures for convenience expenditure are therefore used for the purposes of this capacity assessment.
9.5.3 For convenience goods we have assumed a high and low growth rate of 2% and 1% respectively for the period 2006 to 2014. This is based on the assessment of growth rates set out in the Retail Sales Index (CSO) and adjusted to allow for population increases. The estimate of convenience expenditure per capita in 2014 is therefore estimated at €3,524 for low growth and €3,813 for high growth.
9.5.4 The figure for convenience goods expenditure is projected forward to 2020. Again a high growth rate of 2% per annum was used which gave a total of €4,294 per capita in 2020. The low figure is based on a more conservative 1% increase in expenditure per capita per annum. This gives a figure of €3,740 for 2020.
9.5.5 Comparison goods expenditure has also been calculated based on the Annual Service 2003 and the Consumer Price Index 2006. This gives a per capita expenditure figure of €2,970 in 2006 prices.
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9.5.6 We have made an adjustment however, for Roscommon to allow for lower expenditure per capita on comparison goods. A CSO publication on regional per capita income (2001) outlines Roscommon’s per capita income at approximately 85.5% of the national average in 2000. For the purposes of this study we have assumed that expenditure on comparison goods in Roscommon is approximately 90% of the national average. This equates to a figure of €2,673 in 2006.
9.5.7 Expenditure growth on comparison goods has been substantially higher than expenditure growth on convenience goods. This is because most household’s requirements in respect of convenience products have been largely satisfied and most additional expenditure has gone into products such as clothing, footwear, household goods, electrical goods, carpets, furniture and so on. Exceptionally high levels of growth in comparison goods sales were experienced in the late 1990’s up to 2001. Growth figures have also been strong in the most recent years. Based on the Retail Sales Index we have estimated that expenditure on these categories of goods increased at a rate of 8% per annum for the period 1997 to 2002.
9.5.8 It is clear that expenditure growth is now somewhat lower than in the recent past. A recent report issued by the Central Statistics Office estimates that expenditure on comparison goods increased by 6% in 2006. We have therefore assumed a high scenario growth rate of 7% per annum per capita and a low growth rate scenario of 5% per annum per capita for comparison goods.
9.5.9 Based on the high growth rate of 7% per annum we estimate that the expenditure per capita in comparison goods will reach €4,593 in 2014 and €6,892 by 2020 (all 2006 prices).
9.5.10 Based on the low growth rate scenario of 5% growth per annum per capita by 2014 the expenditure on comparison goods per capita in County Roscommon will be €3,949 rising to €5,292 by 2020 (2006 prices).
Table 9.2: Expenditure per Capita Year Convenience Comparison Total 2006 €3,254 €2,673 €5,927 2014 €3,524-€3,813 €3,949-€4,593 €7,473-€8,405 2020 €3,740-€4,294 €5,292-€6,892 €9,033-€11,186 Source: Annual Service Enquiry and Consumer Price Index Price Year 2006
9.6 TOTAL AVAILABLE EXPENDITURE
9.6.1 The total available expenditure is set out in Table 9.3. This is calculated by multiplying the population by the expenditure per capita for each category for each year.
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9.6.2 In 2006 the total available convenience expenditure is estimated at €191m while comparison expenditure is estimated at €157m. By 2014 comparison expenditure will exceed convenience under the high growth scenario by a significant margin. 2014 convenience expenditure is estimated between €235m and €254m and between €263m and €306m for comparison goods.
9.6.3 The projections for 2020 are somewhat conjectural. However, having regard to the assumptions set out above we estimate that by 2020 convenience expenditure will be between €275m and €315m and comparison expenditure in 2020 will be between €388m and €506m.
Table 9.3: Total Available Expenditure Year Convenience Comparison Total € Million € Million € Million 2006 €191 €157 €348 2014 €235-€254 €263-€306 €498-€561 2020 €275-€315 €388-€506 €663-€821 Source: Tables 9.1 and 9.2 Assumption: 2006 prices
9.6.4 For the purposes of the retail strategy it is assumed that bulky goods expenditure accounts for a total of 15% of comparison goods expenditure. Having regard to the Household Budget Survey and experience elsewhere in this respect, it is estimated that approximately 15% of expenditure will be accounted for by bulky household goods in retail warehouse type premises. Estimates for expenditure on Bulky Goods are outlined in Table 9.4 below.
Table 9.4: Total Available Expenditure, including Bulky Goods Category Year Convenience Comparison Bulky Total € Million € Million € Million € Million 2006 €191 €133 €24 €348 2014 €235-€254 €234-€260 €40-€46 €498-€561 2020 €275-€315 €330-€430 €58-€76 €663-€821
9.6.5 It is also necessary to adjust total available expenditure to allow for outflows from the county. The 2002 Roscommon County Retail Strategy identified large leakage of shopping potential to outside of the county. This included 30% convenience expenditure, 60% of comparison expenditure and approximately 30% of bulky household expenditure.
9.6.6 The Household Survey prepared by Demographics Ireland for the current retail strategy also highlights substantial levels of leakage from the county. These figures include 27% of all convenience goods expenditure, 59% of comparison expenditure and 44% of bulky goods expenditure for 2006. This high proportion of leakage to neighbouring counties entails both a loss in revenue to the county’s retailers and also an unnecessary high usage of road infrastructure for shopping trips.
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Such a high level of leakage may also point to an underdevelopment of the retail sector in terms of quality, diversity and choice offered within the county. The leakage may be accounted by the fact that much of the floorspace delivered since 2002 is recently opened, under construction, vacant or not yet built. It is envisaged therefore as these developments come on stream and trading patterns become more firmly established, that the levels of leakage may be reduced.
9.6.7 The leakage may also be accounted for by the fact that in many instances the leakage figure is overestimated as it often represents an expression of preferences rather than actual levels of net expenditure outflow (e.g. respondents state Athlone when they mean Monksland or Carrick on Shannon when they mean Cortober). It should also be noted that this level of outflow will be somewhat counterbalanced by inflow of expenditure specifically to Athlone Environs and Cortober as well as Roscommon Town. Net expenditure outflow would therefore be substantially less for these reasons.
9.6.8 Nonetheless, it is clear that further steps need to be taken to reduce the increasing leakage of retail turnover into neighbouring counties. The aim of the retail strategy is to make the county more self sustaining in terms of retail provision. In this context it is assumed that existing levels of leakage will decrease by 2014 and 2020.
9.6.9 We assume that the level of leakage will reduce over the period of the strategy as a result of further retail development coming on stream and for the purposes of forecasting we have assumed that net outflow figures for comparison expenditure are estimated to fall to 20% by 2014 and 15% by 2020. These figures take into consideration inflow of expenditure to the County and current levels of leakage. In relation to convenience and bulky household expenditure it is assumed that the existing level of leakage will be fully or partially counterbalanced by inflows of expenditure to the County. This takes into account the current extent of retail warehouse provision in Athlone Environs adjacent to County Westmeath and Cortober adjacent to Co Leitrim.
Table 9.5a: Total Available Expenditure Allowing Outflows and Inflows and Adjusted for Increase in Turnover of Existing Floorspace Convenience Comparison Bulky Total €Million €Million €Million €Million 2014 €235-€254 €179-€208 €40-€46 €431-€483 2020 €275-€315 €281-€365 €58-€76 €580-€713 **Assumption: No net outflow of expenditure for bulky and convenience goods. Net outflow for comparison goods at 20% for 2014 and 15% for 2020.
9.6.9 If the assumption is made that net leakage on comparison goods is balanced by inflows of expenditure to the County by 2014, available expenditure would be as follows:
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Chapter 9 – Quantitative Analysis
Table 9.5b: Total Available Expenditure Allowing Outflows and Inflows and Adjusted for Increase in Turnover of Existing Floorspace Convenience Comparison Bulky Total €Million €Million €Million €Million 2014 €235-€254 €224-€260 €40-€46 €431-€483 2020 €275-€315 €330-€430 €58-€76 €580-€713 **Assumption: No net outflow of expenditure for bulky, comparison and convenience goods.
9.6.10 The overall increase in expenditure is outlined in Table 9.6 below. Theses figures are based on the expenditure figures outlined in Table 9.5a above.
Table 9.6 Overall Increase in Expenditure
Convenience Comparison Bulky Total
€Million €Million €Million €Million 2014-2020 Low €39 €101 €19 €160 2014-2020 High €61 €157 €30 €248
9.7 TURNOVER AND FLOOR SPACE CAPACITY
9.7.1 It is possible to derive the existing average turnover rate per square metre of existing floor space by dividing the total available expenditure in 2006 by the floorspace in each category.
9.7.2 We have applied an average turnover per sq. m of €10,000 for convenience, €4,500 for comparison goods and €2,400 for bulky goods for floorspace in County Roscommon for future retail floorspace. The figures are based on published retail industry data and has regard to the average turnover per sq. m calculations established in the Retail Planning Guidelines Study 1999 (Tym and Blackwell). They reflect the average turnover levels retailers will require to sustain a healthy level of activity. They do not count the high levels of overtrading that have existed in many areas of the County in recent years due to under provision.
9.7.3 However, a lower turnover per sq. m is assumed for existing retail floorspace. A differentiation is made in relation to the floorspace figures in order to differentiate between turnover for higher order national and international outlets and smaller retail units. In general, prime town centre shop units will have substantially higher turnover per sq. metre than shops which are less well located or situated in older inefficient premises and are operated as independents. In particular, it is likely that smaller units and units outside the main town have substantially lower turnover per sq. metre than the larger supermarket operators.
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Chapter 9 – Quantitative Analysis
9.7.4 In this context a turnover of €10,000 is assumed for higher order convenience retail units and €7,000 for the smaller convenience units. An average turnover of €3,500 is used for all lower order comparison units and €4,500 for higher order units. Finally a figure of €2,400 is assumed for all higher order retail warehouse floorspace and €1,800 for lower order retail bulky retail floorspace. In order to calculate the level of expenditure required to accommodate existing retail floorspace, the turnover figures are multiplied by the existing floorspace in each category. Expenditure requirements for existing retail floorspace are outlined in Table 9.7 below.
Table 9.7: Expenditure Requirements for Existing Retail Floorspace Convenience Comparison Bulky Existing Floorspace 2006 20,606 16,059 24,173 Turnover Higher Order Goods 7,648*€10,000 3,896*€4,500 5,436* €2,400 Lower Order Goods 12,958*€7,000 12,163*€3,500 18,637* €1,800 Total Expenditure Required €167,186,000 €60,102,500 €46,833, 000
Table 9.8 Expenditure Required for Recently Permitted Floorspace and Floorspace which is currently under construction Convenience Comparison Bulky Floorspace 4,138 sq. m. 11,209 sq. m. 17,448 sq. m. Permitted/Under Construction Average Turnover €10,000 €4,500 €2,400 Expenditure €41,380,000 €50,440,500 €41,875,200 Required
Table 9.9 Total Expenditure Required for Existing and Proposed Retail Floorspace Convenience Comparison Bulky Expenditure €167,186,000 €60,102,500 €46,833,000 Required for Existing Floorspace
Expenditure €41,380,000 €50,440,500 €41,875,200 Required for floorspace which is Proposed/ Under Construction
Total Expenditure €208,566,000 €110,543,000 €88,708,200 Required
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Chapter 9 – Quantitative Analysis
9.7.5 In order to calculate the level of expenditure available for future retail floorspace in the county, the totals outlined in Table 9.9 should be subtracted form the total available expenditure outlined in Table 9.5a. The results are outlined in Table 9.10 below.
Table 9.10: Total Expenditure Available for Future Retail Floorspace
Year Convenience Comparison Bulky 2014 Low €26,490,881 €68,602,826 -€49,190,738
2014 High €45,767,374 €97,792,137 -€42,751,920 2020 Low €65,952,831 €170,092,338 -€30,444,808 2020 High €106,553,525 €254,938,213 -€12,829,747
9.7.6 It is possible to derive future floorspace capacity by dividing the total amount of expenditure by the turnover totals for 2006. It is likely that most new floor space will be provided to meet the needs of national multiple retailers in good accessible locations with efficient floor space layouts. It is appropriate therefore to use higher turnover per sq. metre figures to forecast future floor space requirements. This is outlined in Table 9.11a below.
Table 9.11a: Floorspace Capacity 2014-2020
Year Convenience Comparison Bulky sq. m sq. m sq. m 2014 Low 2,649 15,245 - 20,496 2014 High 4,577 21,732 - 17,813 2020 Low 6,595 37,798 - 12,685 2020 High 10,655 56,653 - 5,346 **Assumption: No net outflow of expenditure for bulky and convenience goods. Net outflow for comparison goods at 20% for 2014 and 15% for 2020.
9.7.7 It can be seen from Table 9.11a above that the capacity for additional convenience floor space by 2014 ranges from approximately 2,649 sq. metres to 4,577 sq. metres and for comparison goods between 15,245 sq. metres and 21,732 sq. metres. For bulky comparison goods in the form of retail warehousing, a deficit scenario is indicated. This is due to the high levels of this type of floorspace that have been delivered in recent years.
9.7.8 Figures for 2020 outline how there is capacity for between 6,595 sq. metres to 10,655 sq. metres for convenience expenditure and 37,798 sq. metres and 56,653 sq. metres for comparison expenditure.
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9.7.9 Alternatively, if again the assumption is made that existing levels of leakage on comparison goods will be fully counterbalanced by inflows of expenditure to the County the capacity for comparison floorspace would increase to between 25,198 sq.m. and 33,306 sq.m. by 2014 and 48,804 sq.m. and 70,986 sq.m. by 2020. This is outlined in Table 9.11b below.
Table 9.11b: Floorspace Capacity 2014-2020
Year Convenience Comparison Bulky sq. m sq. m sq. m 2014 Low 2,649 25,198 - 20,496 2014 High 4,577 33,306 - 17,813 2020 Low 6,595 48,804 - 12,685 2020 High 10,655 70,986 - 5,346 **Assumption: No net outflow of expenditure for bulky, comparison and convenience goods.
9.7.10 The floorspace capacity figures outlined in table 9.11a and 9.11b above should not be considered as upper limits, merely as indicative of the scale of new floorspace required to meet the needs of existing and future population and expenditure in the county. Additional new floorspace may be proposed and this could replace some existing outdated or poorly located retail floorspace. These figures should be seen as minimum rather than maximums. The key consideration is the location of new floorspace. The quantum only becomes a critical consideration where new convenience and comparison floorspace is proposed outside of the defined retail core of any town or village and the issue of likely impact on the town centre as a whole arises.
9.7.11 Nor should the deficit capacity in terms of retail warehouse floorspace be seen as a constraint to the delivery of further schemes of this nature in the County. As noted elsewhere in this study, this form of retailing is increasingly being developed due to increasing diversification of retailers in terms of their product offer and increasing expenditure on home improvements and DIY. It is detailed in the Retail Planning Guidelines that “generally speaking the evidence is that planned retail parks do not have any material impact on town centres provided the range of goods is limited to truly bulky household goods or goods generally sold in bulk”. It is envisaged that the market will largely dictate the need and demand for further schemes of this nature in the County. It is not the purpose of the planning system to constrain development. The key point will not to inhibit competition or the development of such parks, but to ensure that the range of goods sold from such units is tightly controlled so that there is no adverse impact on the vitality and viability of town centres within the County.
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CHAPTER 10 – POLICIES AND ACTIONS
10.1 INTRODUCTION AND KEY PRINCIPLES
10.1.1 The location and scale of new retail development must have regard to the planning context for the County and in particular the Retail Planning Guidelines, the County Development Plan and the Town Development Plan.
10.1.2 A key principle in the provision of future retail floorspace is the need to reinforce the existing retail hierarchy of the County, and in particular existing town and village centres. It is particularly important that the principle urban centre of Roscommon continues to develop its retail function to meet the shopping needs of residents of the county and to ensure a healthy and competitive retail environment. It is equally important that the secondary retail centres of Ballaghaderreen, Castlerea, Boyle, Strokestown, Cortober and the Western Environs of Athlone retain and reinforce their retailing role and that the existing provision of retail development in these centres and indeed the other smaller towns and villages in the County is maintained and enhanced in the interests of sustainability and to ensure that all residents of the County have easy access to basic convenience goods.
10.1.3 In terms of future zoning, the principal location for future population growth and employment development is Roscommon. In addition the towns of Athlone and Carrick-on-Shannon will continue to develop. This will have implications for future development in Cortober and the Western Environs of Athlone. It is likely that the majority of future retail development will be concentrated in these locations. Consideration to the potential impact of large scale retail development in these areas and its impact on the traditional town centres of Carrick- on-Shannon and Athlone should be taken cognisance of.
10.2 DISTRIBUTION OF FLOORSPACE REQUIREMENTS
10.2.1 We have undertaken a capacity assessment in the previous section of this study. This is based on a number of forecasts and assumptions which may be subject to change.
10.2.2 We have estimated that there is a need for between 2,649 sq. metres and 4,577 sq. metres of additional convenience floorspace and between 15,245 sq. metres and 21,732 sq. metres of comparison floorspace by 2014. Figures for 2020 outline how there is capacity for between 6,595 sq. metres to 10,655 sq. metres for convenience expenditure and 37,798 sq. metres and 56,653 sq. metres for comparison expenditure.
10.2.3 It is assumed that new retail floorspace provision will reflect existing and projected population distribution in the county and the identified retail hierarchy. Additional convenience and comparison retail floorspace should be provided where possible within the existing town centres of Roscommon, Ballaghaderreen, Boyle, Castlerea and
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Chapter 10 – Policies and Actions
Strokestown and in the centres of other towns and villages in the County. A number of potential opportunity sites suitable for town centre development have been identified for the principal urban centres in Chapter 7.
10.2.4 Limited convenience floorspace may be appropriate in neighbourhood centres in Roscommon Town and the Western Environs of Athlone to serve existing and planned areas of residential expansion. Additional bulky household goods floorspace should be met either in town centres or in purpose built retail warehouse parks situated on the edge of town centres where possible. Conditions should be imposed in such developments clearly restricting the sale of goods to bulky household items.
10.3 SPECIFIC OBJECTIVES FOR TOWN CENTRE AND VILLAGE IMPROVEMENTS
10.3.1 This section will summarise the general appropriate policies and actions to encourage the improvement of town centres and villages within the County. Specific measures for the towns of Roscommon Town, Castlerea, Boyle, Ballaghaderreen and Strokestown will then be detailed, which follows on from the qualitative assessment in Section 7.
General Measures to Promote Town Centre and Village Improvements
10.3.2 Detailed below are a number of general policies and objectives that should be implemented to encourage and foster retail development in the principal towns and villages in the County. Whilst it is acknowledged that the development of retail facilities is largely dependant on market demand and retailer requirements, it is envisaged that the following general policies will help promote town and villages centres as vibrant and attractive areas thus encouraging their growth and development for retail, retail service, professional service and other complementary land uses.
10.3.3 A key factor in the development of future retail facilities, particularly in some of the more peripheral and declining urban centres will be the development of a critical mass of population to support additional retail facilities. In this regard, and in the interests of sustainable development, residential development should be promoted and developed in existing town and village centres in the County rather than in a dispersed manner. This pattern of consolidation will ensure that towns and villages in the county become active living centres with the critical mass of population necessary to support a range of facilities and services.
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Chapter 10 – Policies and Actions
Design and Shop Front Guidelines
• Design guidelines for shop frontages and upper floors of buildings should be prepared and advice given to property owners and retailers on urban design. This should include the retention of existing traditional shop fronts and timber sash windows in upper floors.
Living Over the Shop Initiative
• The living over the shop initiative should continue to be promoted and developed.
Business Improvements District Schemes
• A feasibility study regarding the development of town centre management initiatives for the principal towns in the County in association with the Chambers of Commerce should be prepared. This may include the setting up of a town centre management committee and one or more ‘BIDS’ or Business Improvement Districts.
• BID schemes originated in Canada in 1971 and are now in operation in many cities and towns throughout the world. It is estimated that there are now more than 400 BID type schemes in operation in Canada and USA. European countries are also becoming involved in these schemes, including Austria, Belgium, Denmark, France, Holland and Portugal. Most recently a legislative framework has been put in place in the United Kingdom for the operation of these schemes.
• Research on the operation of such schemes in the US identified that they have significant positive impacts on the economic vitality and viability of cities and towns. BIDS provide a whole new impetus for businesses to work with their respective local authorities and local residents, allowing for innovation and acumen to benefit everyone in an area.
• In 2006, the Minister for the Environment, Heritage and Local Government published a Bill to provide for BIDS. It is envisaged that the Bill will provide the legislative basis for businesses in Ireland, on a self help basis, to support projects, services, and works to be carried out for the betterment of defined districts. In a Business Improvements District Scheme, a group of businesses are empowered, where a majority of those businesses agree, to raise a special contribution from all the businesses in the defined area to pay for the carrying out of complementary local services and improvements, within that defined area.
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The boundary of, and the range of local improvements to be carried out in the defined area of, a Business Improvements District Scheme are set out in a detailed business plan which is developed by the business community in association with the local authority.
• It is anticipated that it will be entirely a matter for the business community to develop a BID Plan and to decide on the level and type of works, services or projects that are desirable and the type of financial investment they will make. However, once the business community has determined that it wants a BIDS and achieves a positive plebiscite of all businesses in an area, the BID will be mandatory on all businesses in the BID. The ethos of BIDS is that it would provide services in an area that would add to, and not substitute for, those services already provided by the local authority.
• It is envisaged that legislation will be enacted in the near future to provide for the formal establishment of BIDs. The BIDs approach will provide the opportunity to lever in private sector funding for the improvements and their subsequent management in addition to sources of local authority funding.
Special Contribution Scheme
• Section 48 and 49 of the Planning and Development Act 2000 deal specifically with the issue of Development Contribution Schemes. The planning authority must set out a contribution scheme in which the basis for the determination of contributions is set out. Section 48 (20 (c) allows for special development contributions. It is stated:
“A planning authority may, in addition to the terms of a scheme, require the payment of a special contribution in respect of a particular development where specific exceptional costs not covered by a scheme are incurred by any local authority in respect of public infrastructure and facilities which benefit the proposed development”
• Investigations should be carried out regarding the possibility of developing such a supplementary scheme for specific works which enable town centre management and environmental improvements which specifically enhance the vitality and quality of town centres in the County.
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Chapter 10 – Policies and Actions
Parking
• Adequate town centre parking has been identified as a critical issue in the success of town centres by both retailers and consumers in Roscommon County. At this juncture it is recommended that in order for the County to retain its competitiveness with other retail centres, there should be no car parking charges for short term parking within town centre car parks/on street parking (max three hours). This allows ease of access and parking for consumers/shoppers but prevents the utilisation of spaces for longer term use by people working in the town centre area.
Infill Development
• Consideration should be given to the design and form of infill development within the core areas of towns and villages. As detailed above, some of the declining urban centres in the County do not at this stage have the critical mass of population to support a large increase in retail floorspace and development. In this regard it is recommended that the ground floor units of town centre residential developments (particularly those with an active street frontage) are designed with flexibility, for example higher floor to ceiling heights, to enable their easy conversion to retail or other commercial use if the demand so necessitates. This is to avoid the development of ground floor retail units which remain vacant with no active use which can be detrimental to the vitality and viability of town centres. The feasibility of developing live work units and professional services/own door offices in the smaller retail centres in the County should also be investigated.
Roscommon
• A comprehensive and detailed environmental improvement scheme should be drawn up for the town centre, for Main Street, Castle Street, Goff Street and Church Street in particular, eventually extending to the entire town centre area. This should include significant new pedestrianised areas, high quality paving and street furniture, tree planting, flower baskets, sculpture, water features, lighting and so on. All existing overhead wires should be placed underground. Facilities for those with disabilities and the visually impaired should be incorporated in the design of the environmental improvement scheme. The scheme should extend to include all signposting and traffic light hardware.
• The refurbishment/upgrading of a number of laneways and associated archways would greatly enhance the vitality and attractiveness of the town’s retail core by improving the shopping environment and encouraging greater pedestrian permeability, particularly between Main Street and the extended town centre to the east. Roscommon Retail Strategy Review Section 10/5
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Chapter 10 – Policies and Actions
• There are a number of sites in the town centre area which have the capacity to provide appropriate opportunities for accommodating large retail developments. Sites such as the Roscommon Mart site and other sites adjacent to the new Centre Point Retail Park on the Circular Road should be encouraged for town centre development.
• Pedestrian facilities and connections should be enhanced to encourage greater pedestrian movement within the town’s retail core.
Castlerea
• The creation of a more defined and consolidated retail core with new car parking facilities to help service the retailing area should be promoted.
• A number of key sites have been identified within the town centre which, if redeveloped for town centre/retail uses, would contribute significantly to the consolidation of the retail core and the enhancement of the shopping environment. The development of detailed feasibility studies by relevant developers and retailer interests for these identified opportunity sites should be encouraged by the Council.
• Environmental enhancement schemes should be carried out in the town centre. These should include:
• Upgrading of pavements, particularly on the fringes of the town centre; • Laying of natural stone pavements in the heart of the town centre; • Widening of pavements at regular intervals to break up the lines of parked cars; • Removal of remaining overhead wires to underground.
• The widening of public footpaths, particularly along Main Street, to improve the pedestrian environment should be promoted. • The potential to designate an element of short-term on-street parking areas along Main Street should also be explored.
Boyle
• The development of the town’s potential for tourism-related retailing through the upgrading and enhancement of the public realm should be promoted.
• The potential for creating a high quality pedestrian link along the riverside between Bridge Street and the Mace supermarket should be explored. Roscommon Retail Strategy Review Section 10/6
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Chapter 10 – Policies and Actions
• The establishment of cafés and restaurants along the northern river bank should be encouraged to provide passive supervision along this walkway. The streetscape, paving etc. in this area needs to be enhanced through appropriate environmental improvement works.
• The tight urban grain and small retail units in Boyle town centre provide limited opportunities for large retail traders to enter the traditional retail core of the town. However, sites have been identified in town centre areas that have the capacity to provide appropriate areas for large town centre development. The development of detailed feasibility studies by relevant development and retailer interests for these identified opportunity sites should be encouraged by the Council.
Ballaghaderreen
• A comprehensive and detailed environmental improvement scheme should be drawn up for Market Square, Main Street, Pound Street and Barrack Street, eventually extending to the entire town centre area. This should include new pedestrianised areas, high quality paving and street furniture, tree planting, flower baskets, sculpture, water features, lighting and so on. All existing overhead wires should be placed underground. Facilities for the disabled and visually impaired should be incorporated in the design of the environmental scheme. The scheme should extend to include all signposting and traffic light hardware.
• The consolidation of the existing retail core of the town through the reuse of vacant and derelict structures should be promoted. Efforts to enhance the town’s retail role and function where appropriate should be made through the development of opportunity sites close to the town centre for larger retail development. The framework plan for the lands previously defined as SO1 should be promoted and finalized as part of the LAP process. • The widening of public footpaths, particularly along Main Street and Market Square, to improve the pedestrian environment should be carried out. The potential to designate an element of short- term on-street parking areas along Main Street should also be explored.
• Market Square should be developed as a more pedestrian friendly environment with the provision of street furniture, sculptures and street lighting.
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Chapter 10 – Policies and Actions
Strokestown
• Promote the consolidation of the existing retail core of the town through the reuse of vacant and derelict structures and enhance the town’s retail role and function where appropriate through the development of appropriate brownfield sites on Elphin Street, Bridge Street and Church Street.
• Environmental enhancements such as a new public amenity spaces along Bawn Street and Church Street should be encouraged as well as appropriate hard landscaping, tree planting, street furniture and lighting, street signage, public art and more defined on-street car parking spaces. This will help in creating a better environment for Strokestown and stimulate the development of tourism-related retailing in the town.
Athlone Environs
• New access and road improvements such as the upgrading of the Old Tuam Road/New Tuam Road West Junction and the provision of the new Monksland link road should be encouraged to increase accessibility to the Western Environs area from the adjoining national road infrastructure.
• A more attractive and safer pedestrian environment should be encouraged including the provision of pedestrian crossings, high quality pavements and cycle paths, street lighting and street furniture in the area.
• The feasibility of developing a local bus service with the provision of new bus stops/shelters at appropriate locations linking Monksland with Athlone should be investigated. The possibility of developing a terminus in this area should also be explored.
• Initiatives for greater pedestrian accessibility and movement in the area should be promoted such as the provision of a new pedestrian/cycle route from the existing Cushlea residential area and the new residential areas in the west of Monksland to the commercial, retail and community facilities on the New Tuam Road in Monksland. This pedestrian / cycle route should continue along the new link road and extending through the SO1 lands to the existing Ganly’s Roundabout on the N61, connecting ultimately to the existing footpath network into Athlone Town.
• The Retail Planning Guidelines (January 2005) in S30 require that a joint retail strategy for the Athlone Area be carried out by Westmeath and Roscommon County Councils. This has to yet been carried out due to the different timeframes Councils have for their respective development plan reviews. The council resolves that at the next review of either county’s retail strategy a joint retail strategy will be carried out for the Athlone Area. Roscommon Retail Strategy Review Section 10/8
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Chapter 10 – Policies and Actions
In the interim period it is recommended that the following joint policies and actions will be followed by both authorities in considering applications for large retail developments in the Athlone Area.
• Each council will consider the sequential test to be of paramount importance with regard to the appropriateness of any application for a large convenience foodstore (supermarkets). • Applicants for large retail outlets will be required to prepare a retail impact assessment which will have regard to the policies in both the Roscommon and Westmeath Retail Strategy. • Both councils are conscious of and support the concept of having a commercially vibrant town centre in the core of Athlone commensurate with its status as a Gateway. It is considered that such support will progress and expand commercial activity in both the core area and its hinterland in a coherent and healthy manner. • Both councils will require applicants for large retail developments to carry out traffic impact assessments which will have regard to the road networks within both functional areas.
Carrick on Shannon Environs – Cortober
• To provide a more attractive and safer pedestrian environment and generate greater connectivity between residential and commercial/retail developments in the area more investment should be provided for appropriately located pedestrian crossings and traffic lighting, high quality pavements and cycle paths, street lighting, and street furniture in the area.
• The potential for a new local bus route from Cortober to Carrick- on-Shannon should be encouraged to increase connectivity within the larger urban area and reduce dependency on the private car.
Ballinasloe Environs - Creagh
• To ensure that all future development in the Creagh area is accompanied by high quality footpaths, street lighting, cycleways, street furniture, open space and other amenities to ensure that a safe and attractive pedestrian environment is created.
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CHAPTER 11 – CRITERIA FOR ASSESSING FUTURE RETAIL DEVELOPMENT
11.1 INTRODUCTION
11.1.1 The principal aim of this chapter is to provide policy recommendations regarding the assessment of future planning applications for retail development.
11.2 CRITERIA FOR ASSESSING FUTURE RETAIL DEVELOPMENT
11.2.0 All applications for significant retail development should be assessed against a range of criteria. These criteria are set out below. It should be noted that it is not appropriate to assess all applications for new retail development against all the criteria, particularly developments which are clearly in accordance with strategy in Section 10 and small scale developments (less than 1,000 sq. metres –net area.)
11.2.1 It is recommended that retail impact statements should not necessarily be required for developments less than 1,000 sq. metres – net area, unless it is considered that they would have a material impact on the vitality and viability of an existing retail centre. Nor should retail impact statements be required for retail developments that are located within identified retail centres in a development plan including town centres, district centres and neighbourhood centres.
The Sequential Test
11.2.2 It is stated in the Retail Planning Guidelines:
“The preferred new location for new retail development where practicable and viable is within a town centre (or district or major village centre). Where it is not possible to provide the form and scale of development that is required on a site within the town centre then consolidation can be given to a site on the edge of the town centre so as to encourage the possibility of one journey serving several purposes. An edge of centre site, for the purposes of these guidelines, is taken to be one which is within an easy and convenient walking distance from the primary shopping core of a town centre. The distance considered to be convenient will vary according to local circumstances but typically is unlikely to be much more than 300 – 400 metres from the edge of the prime shopping area, and less in smaller settlements. Having assessed the size, availability, accessibility and feasibility of developing both sites and premises, firstly within a town centre and secondly on the edge of a town centre, alternative out of centre sites should be considered only where it can be demonstrated that there are no town centre or edge of centre sites which are suitable, viable and available. This is commonly known as the sequential approach to the location of retail development.”
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Chapter 11: Criteria for Assessing Future Retail Development
11.2.3 All applications for large retail developments (in excess of 1,000 sq. metres – net area) should be subject to the sequential test. Where an application for a large retail development (in excess of 1,000 sq. metres – net area) outside of the town centre is lodged to the planning authority, the applicant should demonstrate that all town centre options have been assessed and evaluated and that flexibility has been adopted by the retailer in regard to the retail format. The exception to the approach is retail warehouse development that are restricted to the sale of bulky household goods as it is identified in the Retail Planning Guidelines that such developments are better suited to peripheral locations on the edge of a town centre.
11.2.4 In addition to the sequential test, the Retail Planning Guidelines recommend that the applicant should address the following criteria:
• Support the long term strategy for town centres as established in the development plan and not materially diminish the prospect of attracting private sector investment into one or more town centres. • Cause an adverse impact on one of more town centres, either singularly or cumulatively with recent development or other outstanding planning permissions, sufficient to undermine the quality of the centre or its role in the economic and social life of the community. • Diminish the range of activities and services that a town centre can support. • Cause and increase in the number of vacant properties in the primary retail area that is likely to persist in the long term. • Ensure a high standard of access both by public transport, foot, private car so that the proposal is easily accessible by all sections of society. • Link effectively with an existing town centre so that there is likely to be commercial synergy.
11.2.5 Other criteria that should be considered in the assessment of significant applications include:
• That there is a quantitative and qualitative need for the development. • The contribution of the development towards the improvement of the town centre in terms of urban design. • The contribution of the development towards site or area regeneration. • The role of the development in improving the competitiveness of the town against other competing centres. • Compliance with development plan policies and objectives. • The development is easily accessibly by the elderly and disabled/mobility impaired.
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Chapter 11: Criteria for Assessing Future Retail Development
11.3 CRITERIA FOR ASSESSING PARTICULAR TYPES OF DEVELOPMENT
11.3.1 This section sets out the criteria for assessing planning applications for different types of retail development.
Convenience Food Shopping
11.3.2 Where practicable new convenience retail development should be located within a town centre or within a designated neighbourhood or district centre serving a large residential community. Accessibility is the key to the success of such developments and such proposals should be accessible by all modes of transport particularly pedestrians and public transport. As large convenience shops attract customers carrying out large weekly shopping, it is important that such development should also be served by adequate car parking. Out of centre sites for this type of retail development require careful assessment, subject to the sequential test assessment and their potential impact on nearby centres. The maximum size of supermarkets is 3,000 square metres net sales as defined in the Retail Planning Guidelines.
Discount Food Stores
11.3.3 Discount food stores typically have a floor area of approximately 1,500- 1,800 sq metres gross and are served by a surface car park with approximately 80 – 100 spaces. The preferable location for such development is again in the town centre or designated district centre or neighbourhood centre. The potential role that discount food stores have in anchoring small centres or neighbourhood centres is recognised in the Retail Planning Guidelines and thus it is appropriate to permit such development within neighbourhood centres. Such developments are also often suited to brownfield industrial sites located in proximity to residential areas.
11.3.4 Important criteria in assessing applications for a discount food store include impact of the development on the urban design character of the town and accessibility, particularly by car.
District Centres
11.3.5 It is likely that as Roscommon continues to grow in population terms, that there may be demand for the development of district centres to cater for newly developing residential estates. District Shopping Centres can play an important role in the County retail offer, especially in the convenience provision within the county. The development of such centres should be only be developed in areas where large scale residential expansion is envisaged/proposed.
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Chapter 11: Criteria for Assessing Future Retail Development
Retail Warehouse Parks
11.3.6 It is recognised in the Retail Planning Guidelines that in general retail warehouses do not fit easily into town centres given their size requirements and the need for good car parking facilities. It is therefore appropriate to group these facilities into planned retail parks on the edge of the town centre if such sites area available or in an out of centre site, if the applicant can demonstrate that there are no suitable edge of centre sites available. Criteria for assessing retail warehouse applications include scale and design of the development, appropriate vehicular access and the quantitative need for such development.
11.3.7 As stated in the Retail Planning Guidelines, individual retail units should not be less than 700 sq metres and not more than 6,000 sq metres in size. These figures are gross floor area, including storage and garden centres. In respect of retail warehouse developments outside town centres, it is essential that the range of goods sold is restricted by planning condition to bulky household items such as DIY products, carpets, furniture, and electrical goods. Failure to do so may have a negative impact on the vitality and viability of the town centre area.
Factory Outlet Centres
11.3.8 It is stated in the Retail Planning Guidelines that the success of these centres depends on drawing customers and visitors from a wide catchment area, including tourists, and there may be implications for existing tourist centres and established town centres, even those some distance from the proposals. Criteria for assessing such development should therefore focus on whether such a development is located in a strategic enough location to capture expenditure from a very wide catchment area. Such a development must be within easy reach of Dublin and in the interest of sustainability, preferably be located adjacent to or even within an existing town centre. Again, as such facilities are primarily geared towards the car borne customer, vehicular accessibility and adequate car parking are key factors.
Retail Warehouse Clubs
11.3.9 Retail Warehouse Clubs as stated in the Retail Planning Guidelines share many of the characteristics of large retail outlets and therefore should be treated as any other large retail development. Such development should therefore be located within or on the edge of existing town centres and there should be a demonstrable need for its development both qualitatively and quantitatively. Particular consideration should be given to the design of such developments as often they have a retail warehouse type format and thus may be inappropriate within the traditional town centre. As such facilities are geared towards bulky shopping such facilities must also be served by adequate car parking.
Roscommon Retail Strategy Review Section 11/4
John Spain Associates, Planning and Development Consultants
Chapter 11: Criteria for Assessing Future Retail Development
Local Shops and Petrol Filling Stations
11.3.10 Local shops play an important role in providing for daily top up shopping. They are also often easily accessible to the elderly and disabled. The development of such local shops should be encouraged in the smaller towns and villages in the counties and also in residential areas in the suburbs of the larger estates in the principal county towns. Such developments should be easily accessible to all sections of society.
11.3.11 Local shops attached to petrol filling stations are a growing sector of the retail market. Such facilities do play an important role, particularly in serving some of the more isolated rural communities. However, care should be given to the development of such facilities on the edge of town centres as they may have a negative impact on established convenience outlets within the town centre. As stated in the Retail Planning Guidelines, the size of such retail units should not exceed 100 sq metres.
Roscommon Retail Strategy Review Section 11/5
John Spain Associates, Planning and Development Consultants