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Retail Study A vibrant community offering a new way of living Clonburris Strategic Development Zone (SDZ) Draft Planning Scheme RETAIL STUDY September 2017 Document Control Sheet Prepared by: MMcM Checked by: JB Project Title: Clonburris SDZ Retail Study Project No: 1958 Rev No. Comments Date 0 Draft for comment 18/10/16 1 Revision 09/06/17 2 Final 21/08/17 MacCabe Durney Barnes 20 Fitzwilliam Place, Dublin 2 T:+353 1 6762594 F +353 1 6762310 W: www.mdb.ie Confidentiality statement: This report has been prepared for the exclusive use of the commissioning party and unless otherwise agreed in writing by MacCabe Durney Barnes, no other party may copy, reproduce, distribute, make use of, or rely on the contents of the report. No liability is accepted by MacCabe Durney Barnes for any use of this report, other than for the purposes for which it was originally prepared and provided. Opinions and information provided in this report are on the basis of MacCabe Durney Barnes using due skill, care and diligence in the preparation of the same and no explicit warranty is provided as to their accuracy. It should be noted and is expressly stated that no independent verification of any of the documents or information supplied to MacCabe Durney Barnes has been made. TABLE OF CONTENTS 1 INTRODUCTION ..................................................................................................... 3 1.1 Study Objectives ................................................................................................. 3 1.2 Clonburris SDZ Planning Scheme Review ........................................................... 3 1.3 Structure of the Report ...................................................................................... 4 2 POLICY CONTEXT.................................................................................................... 6 2.1 Retail Planning Guidelines for the Planning Authorities 2012 ........................... 6 2.2 Retail Design Manual 2012................................................................................. 7 2.3 Regional Planning Guidelines for the Greater Dublin Area 2010-2022 ............. 7 2.4 Retail Strategy for the Greater Dublin Area 2008-2016 .................................... 7 2.5 South Dublin County Development Plan 2016-2022 ......................................... 9 2.6 Clonburris SDZ Planning Scheme and Local Area Plan 2008 ............................ 12 2.7 Liffey Valley Town Centre Local Area Plan March 2008 .................................. 14 2.8 Tallaght Town Centre Local Area Plan 2006..................................................... 15 2.9 Adamstown Strategic Development Zone Planning Scheme 2014 .................. 15 3 HEALTH CHECK INDICATORS ..................................................................................16 3.1 Introduction ...................................................................................................... 16 3.2 Clondalkin Village ............................................................................................. 17 3.3 The Mill Centre, Clondalkin .............................................................................. 18 3.4 Liffey Valley SC & Retail Park............................................................................ 19 3.5 Fonthill Retail Park ........................................................................................... 21 3.6 Lucan Village ..................................................................................................... 22 3.7 Lucan Retail Park .............................................................................................. 23 3.8 Lucan Shopping Centre .................................................................................... 24 3.9 Hillcrest Lucan .................................................................................................. 25 3.10 Ballyowen Castle Shopping Centre .................................................................. 26 3.11 Other Small Local Centres ................................................................................ 27 3.12 Overall Conclusion ............................................................................................ 28 4 QUANTITATIVE ANALYSIS AND CAPACITY ASSESSMENT.........................................29 4.1 Introduction ...................................................................................................... 29 i 4.2 Methodology .................................................................................................... 29 4.3 Baseline Information ........................................................................................ 30 4.4 Analysis of Retail Need and Requirements ...................................................... 34 4.5 Retail Services................................................................................................... 36 5 PHASING AND EMERGING PLANNING SCHEME ......................................................37 5.1 Emerging Planning Scheme .............................................................................. 37 5.2 Sequential Development and Phasing ............................................................. 38 6 RECOMMENDATIONS FOR EMERGING PLANNING SCHEME ...................................40 7 REVIEW OF DRAFT PLANNING SCHEME .................................................................41 7.1 Introduction ...................................................................................................... 41 7.2 Changes to Baseline ......................................................................................... 41 7.3 Draft Retail Planning Scheme Provisions ......................................................... 41 7.4 Sensitivity Tests ................................................................................................ 43 7.5 Conclusions ....................................................................................................... 43 APPENDIX I – DEFINITIONS ...............................................................................................44 ii 1 Introduction 1.1 Study Objectives MacCabe Durney Barnes has been commissioned by South Dublin County Council to prepare a Retail Study for Clonburris Strategic Development Zone (SDZ). The brief was as follows: 1. Review the current retail policy including that in the Retail Strategy for the Greater Dublin Area (RSGDA) 2008-2016, the South Dublin County Development Plan (CDP) 2016-2022, the current Clonburris SDZ Planning Scheme and the Balgaddy Local Area Plan. 2. Undertake a health check assessment of centres within the catchment. 3. Assess retail floorspace requirements, and more specifically assess the vitality and viability of existing centres within the catchment measure existing floor space (including update of 2008 GDA Retail Strategy) assess the retail need, taking into account of revised planned population for Clonburris and growth in consumer spending assess the additional retail floorspace requirements, having regard to turnover of existing retailers, sales density, etc. 4. Consider issues of phasing, sequential development and the emerging SDZ Planning Scheme 5. Make recommendations accordingly. 1.2 Clonburris SDZ Planning Scheme Review The Planning and Development Act 2000 (Designation of Strategic Development Zone: Balgaddy-Clonburris, South Dublin County Council) Order 2015 came into operation on the 25th December 2015. The order designated 280 ha of lands in accordance with Part IX of the Planning and Development Act 2000 as amended for “residential development and the provision of schools and other facilities, commercial activities, including employment office, hotel, leisure and retail facilities, rail infrastructure, emergency services and the provision of community facilities”. Prior to the 2015 Government Order, the lands were divided into three distinct areas: The Clonburris Strategic Development Zone, covering approximately 180ha of land, designated under the 2006 Government Order (SI 442 of 2006); and The area covering c.80ha, a designated Local Area Plan in accordance with Local Objective 26 of the South Dublin County Development Plan 2004-2010. Additional lands to the west of the R120 totalling 20ha 3 The 2015 Order effectively merged the two plans into one planning scheme to which the provision of Part IX of the Planning and Development Act as amended, would apply, including the preparation of a draft planning scheme within two years of the adoption of the Order. The site is located west of the M50 and south of the N4. Both the Kildare Railway Route and the Grand Canal cross the SDZ area. The lands are located north west of Clondalkin and south of Ronanstown. Adamstown is located to the east. Lucan Newlands Road, Ninth Lock Road, the R120 and Clonburris Great form the boundary. Figure 1: Clonburris Planning Scheme Area 1.3 Structure of the Report Section One is the introduction. Section Two of this report reviews relevant policy which will inform the definition of the appropriate size and location of the retailing requirements in the Clonburris SDZ. It will cover the relevant national guidance and policy, as well as regional and local policy. Section Three details the Health Check Assessment which considers the performance of centres identified within the catchment area. Section Four provides an assessment of retailing capacity and an analysis of retailing need in relation to the Planning Scheme. 4 Section Five considers phasing and design issues. Section Six provides a
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