Comber Town Centre Masterplan

Home , Ards (borough), Comber, Down (civil parish)

COMBER TOWN CENTRE MASTERPLAN

MARCH 2015 Supported by the Northern Ireland Executive through the Department for Social Development COMBER Town Masterplan Town Masterplan Town COMBER 2 St. Mary’s Church, Comber COMBER Town Masterplan

CONTENTS

1. INTRODUCTION 2. BACKGROUND AND CONTEXT 3. MASTERPLAN CONSULTATION 4. VISION, CONCEPT AND OBJECTIVES 5. MASTERPLAN PROPOSALS 6. IMPLEMENTATION 7. ACTION PLAN

CONTENTS 3 COMBER Town Masterplan Town Masterplan Town

COMBER Aerial view of Comber 4 COMBER Town Masterplan

1. INTRODUCTION

The Department for Social Development (DSD) in conjunction with Ards Borough Council (ABC) appointed URS (now trading as AECOM) in March 2014 to prepare a Masterplan for Comber. The Masterplan process required continuous engagement with a wide range of stakeholders. This document is the culmination of that process and sets out an exciting range of short, medium and long term proposals and actions, which will enhance Comber and it’s neighbourhoods.

The Masterplan has been facilitated by a team led by AECOM; a multi-disciplinary consultancy which consists of a range of specialisms including town planning, landscape architecture and urban design. The AECOM team was assisted by Count Us In (Transport Consultants) and Roderick MacLean Associates (Retail Consultants). The consultancy team worked closely with the Project Steering Group which consisted of /RFDO&RXQFLOORUV&RXQFLO2I¿FHUV'6'6WDWXWRU\$JHQFLHVUHSUHVHQWDWLYHVIURPORFDO businesses and the community/voluntary sectors. Their local knowledge was invaluable when identifying Comber’s strengths and weaknesses.

All proposals contained within the Masterplan will be subject to further consultation and development.

INTRODUCTION Existing visitor information 5 COMBER Town Masterplan

2. BACKGROUND AND CONTEXT key assets are outside this boundary a more holistic approach is being taken to ensure that the revitalisation of its surrounding assets will directly impact on the future success of the Town Centre. What is a Town Centre Masterplan?

The Town Centre Masterplan is an evidence-based document that sets out the strategic How has the Masterplan been produced? vision for Comber over the next 15-20 years. The Masterplan aims to promote and This Masterplan has been prepared through four distinct stages as follows: guide growth and development, with the aim of creating a vibrant, high quality and fully x Research, information gathering and analysis integrated settlement. This Masterplan is a non-statutory document, therefore it is not required by law, but has been brought forward to help guide the future regeneration x Preparation of vision and regeneration objectives

of Comber for the next 15-20 years. The document can be used to help guide the x Draft projects and proposals community planning process and be used by a range of stakeholders to help draw down x Preparation of Masterplan and Action Plan funding for particular projects. The Action Plan in Chapter 8 prioritises and establishes LQGLFDWLYHWLPHIUDPHVIRUWKHGHOLYHU\RILGHQWL¿HGSURMHFWV*HQHUDOO\WKHGHOLYHU\RI The appendices to this Masterplan are set out in a separate document and include this Masterplan will not fall to one group or organisation, but will require a concerted a range of information which was gathered to help inform the Masterplan. effort from a range of stakeholders. However the results will be rewarding to those who live, work, visit and conduct business in Comber. The research involved a range of quantitative and qualitative techniques including workshops with key stakeholders, telephone household surveys, desktop research The Masterplan should not be confused with the current public realm scheme (also and questionnaires. At each of the key stages of the Masterplan process the designed by AECOM). The public realm scheme once completed, will greatly enhance team tailored the research method to suit the objective, for example at the draft the aesthetics of the Town Centre. It is an integral piece of the jigsaw, whereas the projects and proposals stage the team prepared a public exhibition which aimed Masterplan strives to provide an overarching framework within which the crucial at gathering feedback from the public through the use of questionnaires. elements of a vibrant town will evolve. The appendices to this Masterplan include the following information: Where does the Masterplan cover? x Retail and Commercial Leisure Capacity Study

Town Masterplan Town x Town Centre Health Check Town Masterplans typically focus on projects within the town centre boundary, as LGHQWL¿HGE\WKH/RFDO$UHD3ODQ $UGV'RZQ$UHD3ODQ &RPEHU¶V7RZQ&HQWUH x &KDSWHUVDGGUHVVLQJUHWDLOFRPPHUFLDORI¿FHWRXULVPUHVLGHQWLDOHYHQLQJ boundary includes the following streets: The Square, Castle Street, High Street, Bridge HFRQRP\KRVSLWDOLW\DQGOHLVXUHVHFWRUVDQGWUDI¿FSDUNLQJ COMBER Street, Bridge Street Link and Killinchy Street. In recognition that several of Comber’s 6 COMBER Town Masterplan

A brief history of Comber

7KHLQÀX[RI6FRWVLQWKHHDUO\VGXULQJWKH3ODQWDWLRQRI8OVWHUHQFRXUDJHGDVHWWOHPHQWWRHPHUJH at Comber, which was focused about a mile further south than at present in the townland of Cattogs. By the 1700s, the focus of the town had moved to the area of the present main Square and Comber became established as an industrial centre with several mills.

The Andrews family made Comber a centre of both linen production and grain processing by the second half of the 1700s. Whiskey distilling was a prominent industry by the mid-1800s, the most prominent of the distillers being John Miller. The Cooperage is the last remaining building of the Old Comber Distillery which Aerial view of The Square ZDV¿UVWGHGLFDWHGLQ

Thomas Andrews rose to fame as designer of the ill-fated RMS Titanic and tragically lost his life when the ship sank in 1912. By 1841 the town had 1400 inhabitants. The 20th Century saw Comber loose much of its industry and re-establish itself as a commuter town for the Belfast urban area.

Today Comber has a population of approximately 8,521 inhabitants (2011 census: calculation based on the total of Super Output Areas Comber East 1 & 2, Comber West 1 & 2, Comber North 1 & 2).

The Comber T.T. Races (1933)

BACKGROUND AND CONTEXT The Square (1960s) Former Andrews Mill (1920) The Georgian House, The Square (1930) 7 COMBER Town Masterplan

The development of Comber

For centuries, the settlement of Comber has developed around a healthy production and milling industry due to the nearby availability of materials and natural environment required for the industrial processes. This heritage led Comber to become a famous producer of Comber Whiskey and linen products. Although today, these industries have become redundant, the remnants of the physical infrastructure remain. This can be illustrated by the footprint of the former railway line, the mill ponds and mill buildings. The growth of Comber is illustrated on the historical maps below from 1904-1957. Comber 1932 – Further industrial buildings began to form around this period. This is evident from the new mill on High Street and the distillery off Killinchy Street. A new mill complex also opened on the opposite side to the distillery. To accommodate growth, additional residential

properties started to develop along Railway Street.

Comber 1904 – The town centred around The Square and developed in a linear fashion

Town Masterplan Town outwards from this point along the major arterial routes of Castle Street, High Street, Bridge

Street and Killinchy Street. The map indicated the major role that the railway had at this time. Comber 1957 - The town continued to grow around its industrial heritage with further growth in residential provision. The core of the town was based around The Square which has COMBER remained intact to the present day. 8 COMBER Town Masterplan

The current physical structure and character

Comber’s physical structure remains largely similar to what existed over the past two centuries. The footprint of the former railway line to Donaghadee and Newcastle has now been converted to a vehicular by-pass which underlines how the preferred mode of transportation has changed.

The civic core of the town remains focussed around The Square with the primary retail offering on the neighbouring streets. Residential developments have continued to grow and expand the population on the periphery of the settlement.

Fortunately, Comber has managed to retain a large proportion of it’s green space, in particular the Enler River walkways. Some of the buildings associated with the industrial renaissance period still UHPDLQDQGKDYHEHHQJHQWUL¿HGWREHFRPHUHVLGHQWLDODSDUWPHQWV

Other buildings such as the distillery, have been demolished to make way for new build residential apartments to facilitate the rising population as Comber has become established as a primary Built form and open space analysis commuter town.

The quality of the town centre environment within Comber is generally in reasonable condition. The proposed public realm scheme will enhance the environment for residents and visitors to the town. A new suite of street furniture and street lighting will help create a more legible and accessible environment for people of all ages. The Square is the

centre piece of Comber and the proposed scheme will reinforce this principle by attracting an increased footfall to the Town Centre.

The built environment consists of some great examples of historic architecture. However on the main retail streets such as Castle Street, this has been weakened by QHLJKERXULQJYDFDQF\DQGGHUHOLFWLRQRINH\EXLOGLQJV/DUJHYROXPHVRIWUDI¿FFRXSOHGZLWKQDUURZVWUHHWVFDSHVKDYHUHVXOWHGLQPRYHPHQWDQGDFFHVVLELOLW\LVVXHVDORQJ CONTENTS certain streets. 9 COMBER Town Masterplan

Planning context Built and natural heritage context

The statutory planning context for Comber is set out in the Ards Down Area Plan Comber has a wealth of built heritage assets, including listed buildings and historic 7KHSODQLGHQWL¿HVVHYHUDOSROLFLHVDQGGHVLJQDWLRQVUHODWLQJWRWKHWRZQ monuments, which has been recognised by the designation of Areas of Townscape which have been considered whilst preparing the Masterplan. Character at The Square and The Mill Village. The Masterplan has considered the importance of these assets and encourages their preservation and enhancement Ards Down Area Plan describes Comber as ‘a localised service centre with a ZKHUHSRVVLEOH$OOSURMHFWVDQGSURSRVDOVLGHQWL¿HGLQWKH0DVWHUSODQZLOOUHTXLUHWKH number of businesses providing convenience, durable and retail services. It necessary statutory consents, however it is essential to consider their impact on built also acts as an educational, religious, and social centre providing health care heritage at an early stage and indicate risks where necessary. and recreational facilities and a growing commuter settlement with trunk road connections to Newtownards and Belfast.’ There are no European environmental designations within the town centre. Strangford /RXJKKRZHYHUKDVPXOWLSOHGHVLJQDWLRQVVXFKDV$UHDRI6SHFLDO6FLHQWL¿F,QWHUHVW 6HYHUDORSSRUWXQLW\VLWHVDUHLGHQWL¿HGLQFOXGLQJWKHODQGVDORQJWKHVRXWKHUQ (ASSI), Ramsar, Special Protection Area (SPA) and Special Area of Conservation side of The Square, lands at Castle Street and 25-35 Bridge Street. 6$& 3URMHFWVLGHQWL¿HGZLWKLQWKH0DVWHUSODQVXFKDVWKHORXJKVHFWLRQRIWKH(QOHU River Park, will need to be sensitive to the environmental designations associated with Strangford Lough. The proposals in this area aim to promote ecological awareness of this important asset.

12 2

0 3

1 8 6 5

OOOO 4 OOOOLLLDLDDD

OOOOLLLDLDDD F F FOFOOO 2 0 DDDD F F FOFOOO

F F FOFOOORRRRGGGG 0 5 OOOORRRRGGGGEEEE RRRRGGGGEEE E C C CCOOOO EEE E C C CCOOOOUUUURRRR OOOOUUUURRRRTTT T RRRRTTT T

HB24/15/028 4 1 DOW010:027 3 46

44 54 58 62 72 2 7 34

eeeeeee eeeeeee cceceeccececee cceceeccececee ccecececececee acaceaceaecaceaceacee acaceaecaceaceaceace e CCCC r raar raa r a r a r a EEEE c cc ccc N c CCCC NNN r raar raa r r a raa EEEE r r rccr rcrcrcc c CCCC NNNN r raararaa r r raa EEEE r r r r r r r CCCC NNNN r raaar raa r r raa EEEE r r r r r r r CCCC NNNN ereear aer eraraa a e er ra EEEE r r r r r r r CCCC NNNN eer er er er r e er r EEEE r r r r r r r CCCC NNNN eer r er re r e r e er EEEE r r r r r r N r NNN TTTT TTeeTTTeTe S e S e SSS r r r r rTrer TTTT TeTTeTTeTe SS e SS e SS Te 32 TTTT TeTeTeTee S T SS T SS Tee EEE E TTTT TTeeeTTee e S T SS T S Te EEEE hhhhhhh TTTT TT TT S T SSS T S T EEEE hhhhhhh TTTT TTTTT SSSS T S T EEEE hhhhhhh TTTT gggTgTgTgTT T SSSS g T EEEES 1 hhh hhhh ggggggg EEEE gghghhgghghghh EEEE agaghaghahgaghaghaghh agaghaghaghaghaghagh h r ragragargragragragag rrrrargragrarrgrargrargragag rrrrarrararrrarrarraa r rara ar rararaa RRRR r r r r r r r aar ar raar ar ar ra a RRRR r r r r r r r aar ar ar ar ar ar r RRRR r r r r r r r aar ar ar raar ar r RRRR r r r r r r r DDaaDDDaa C a D C a C D C a CRRRR r r r r r r r DaDDaDDaa C D C a Da CC a C R R RR DDaaDaDaa C D D C a C Da CC R R RR DDaa aDDaa C D D C a C D C a CC

DD DD C D C D C D CC

DDDDD C D C D CC DDDDD C D C D CC 6

4 R R R R

EEE E R R R R 1

DDDDDD EEEE

DDDDDD EEEE DDDDDD a DDDDDD AAAAAA AAAAAA 17 AAAAAA AAAAAA OOOOOO OOOOOO OOOOOO 4 OOOOOO 2 OO RRRRRR WWWW RRRRRR W W WW RRRRRR W W WW RRRRRR OOO O W W WW

25 O O O O 1 O O OO

HHHHHH LLLLL L L O O OO

HHHHHH LLLLL L L b HHHHHH LLLLLLL HHHHHH LLLLLLL GGGGGG GGGGGG GGGGGG GGGGGG AAAAAA AAAAAA AAAAAA AAAAAA 0 RRRRRR 2

RRRRRR RRRRRR 1

6 RRRRRR 2 RRRRRR a RRRRRR RRRRRR RRRRRR 23 AAAAAA AAAAAA AAAAAA AAAAAA DDDDDD DDDDDD DDDDDD DDDDDD

0 14 3 15

22 1 1 12 16

EEE E 8 IIIIVIIVIVVEEE E 21 RRRRIIIIVIIVIVVEEEE D D DDRRRRIIIIVIIVIVV NNNNDDDD D D DD WWWWIIIINIININNDDDD 2 EEE E W W WWIIIINIININN TTTT DDDDEEE E W W WW RRRTRTTT DDDDEEEE

UUUURRRR 6 OOOO

CCCOCOOOUUUU 1 C C COCOOO NNNN C C CC 1 IIIOIIOIIOONNNN BBBIBIIOIIOIIOO

AAALALLBLBBIBIIIIII

AAALALLL AAAA 6

1 4

7 1

1 D D DD

AAAA D D DD 3 OOOO A A AA D D DD RRRR O O OO A A AA R R RR O O OO S S S S R R RR D D DD S S S S

R R RR D D DD

0 A A AA R R RR

1 N N NN A A AA

W W WW N N NN

W W WW 7 OOOO W W WW 5 TTT T O O OO W W WW T T T T O O OO -

W W WW T T TT 7 E E E E W W WW

NNNN E E E E W W WW

NNNN

7 a

31 4

1 5

- 1

5 99 55 3

97 93 51 49 47 39 53 29 0 15 11 1 87 59 17 61 1 9 BBBBBBB 65 BBBBBBB BBBBBBB BBBBBBB RRRRRRR 67 RRRRRRR RRRRRRR RRIRIRIRIRIRII 85 IIIIIII IIDIDIDDIIDIDD 71 IIDIDDIDIIDIDD DDDDDDD DDDGGDGDDGDGGG GGGGGGG 83 73 GGGGGGG

GGGGGGG

EEEEEEE

61 EEEEEEE

EEEEEEE 2

6 8 5 5 54 EEEEEEE

81 4

4 3 4 SSSSSSS

6 SSSSSSS

79 2 SSSSSSS

59 SSSSSSS 1

6 SSSSSSS 44

4 SSSTTSTSSTSTTT 0 TTTTTTT

8 6 TTTTTTT

6 TTTTTTT

7 TTTTTTT 6 0

6 TTTTTTT b TTRTRTRTRTRTRR 0 RRRRRRR

3 RRRRRRR

RRRRRRR

RRREERERREREEE

EEEEEEE 6 6 EEEEEEE 42 2 a EEEEEEE

2 EEEEEEEEE UUUUU UU

EEEEEEE UUU 2 UU UU

HB24/15/034 D 3 EEEEEEE EEEEEEE UUUUU UU UUU U UUU

EEEEEEE 16

EEEEEEE UUUU UUU 49 EETETETETETETT UUUU UUU TTTTTTT UUUU UUU 1 4 TTTTTTT TTTTTTT TTTTTTT P P P P P P P TTTTTTT P P P P P P P

P P P P P P P 47 P P P P P P P

LLLLLLL P P P P P P P

LLLLLLL P P P P P P P L L P P P P P P

LLLLLLL P

4 LLLLLLL

LLILILILILILII P P P P P P P

9 LLILILILILILII P P P P P P P

IIIIIII 38 P P P P P P P IIIIIII P P P P P P P

NNNNNNN P P P 2 IININNINIININN P P P P IIIIIII P P P P P P P

7 NNNNNNN P P P

8 IININNINIININN P P P P

NNNNNNN

NNNNNNN E E E E E E E

HB24/15/096 KKKKKKK E E E E E E E

E E E E a KKKKKKK E E E

E E E 0 E 2 KKKKKKK E E E 7 E E E E 9 KKKKKKK E E E

KKKKKKK E E E E E E E

KKKKK E E E E E E KKKKKKK E 8

8 8

6 RRRR R RR RRRR R RR

RR RR R RR

CCCChChChuChuhuhruhrucrucrucrhcrhcrhchchhh RRR R RR R

hhhuhuhuhruhrucrucrucrhcrhcrhchchhh RRR R RRR 2 CCCCCCC

hhhuhuhuhruhrucrucrucrhcrhcrhchchhh RRR R RRR 9 CCCCCCC

CCCChChChuChuhuhruhrucrucrucrhcrhcrhchchhh RRR R RRR

a CCCChChChuChuhuhruhrucrucrucrhcrhcrhchchhh 26-1 0 CCCCCCC

9 GGGGaGaGatGataetaetaetetetee

GGGGaGaGatGataetaetaetetetee CCCC C CC

GGGGaGaGatGataetaetaetetetee CCC C C CC

GGGGaGaGatGataetaetaetetetee 33 CCC C CCC

0 CCC C CCC GGGGaGaGatGataetaetaetetetee 5 CC C CC 9 C C

0 5

SSStStSutSutSutdutdutduiduidoidoidoisoisoisososss 6 RRRR R RR SSStStSutSutSutdutdutduiduidoidoidoisoisoisososss RRRR R RR uuudududuiduidoidoidoisoisoisososss RRRR R RR SSStStStStSttt 8 R R R SSStStSutSutSutdutdutduiduidoidoidoisoisoisososss 5 RR RR SSStStSutSutSutdutdutduiduidoidoidoisoisoisososss RRR R RRR SSStStSutSutSutdutdutduiduidoidoidoisoisoisososss RRR R RRR SSStStSutSutSutdutdutduiduidoidoidoisoisoisososss RRR R RRR

E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E 27 27 E E E E E E E S S S S S S S

S S S S S S S

1 S S S S S S S

S S S S S S S 8 S S S S S S S

4 4 1

7 CCCC C CC

- CCCC C CC CCCC C CC

4 CCC C CCC 6 CCC C CCC 2 CCC C CCC 4 21a CCC C CC C

E E E E E E E

E E E E E E E E E E E E E E

23 E E E E E E E 4 E E E E E E E E E E E E E E

4 E E E E E E E 3

NNNNN NN

NNNNN NN 2 NNNNN NN 4 NNN N NNN 3

NNNN NNN NNNN NNN

NNNN NNN

3 T T T T T T T 3 T T T T T - T T 3 T T T T T T T 1 HB24/15/007 7 T T T T T T T T T T T T T T T T T T T T T

21 19 26 T T T T T T T

24 2

6 - 4

1 3 BBBBBBB

HB24/15/005 C 20 BBBBBBB BB

BBBBBRBRBRRRRR

2 2-4 RRRRRRR 8 0 RRRRRIRIRIIIII 3 I LLLLLLL IIIDIDIDIDIDDD

LLLLLLL IIIDIDIDIDIDDD 2

LLLL L L L DDDDDGDGDGGGGG

A A A A A AA 0 GGGGGG

CCCC 2

A A A A A AA 3 CCCC GGGGGGG A A A A A AA CCCC 7 GGGGGEGEGEEEEE

1 A A A A A AA CCCC A A AA GEGEGEEEEE

AAAA A A A UU CCCC A A AA T T T T EEEEE E E

U U U U U UU 8 A A AA S S SS EEE E T T T T EEEEE E E S S S S SSS U U U U U UU 2 E E EE S S

U U U U U UU S S S S T T TT EEE E E E E E T T TT S S S S STSTSTTTTT

UUUUU U RU R R R R RR SSS S T T T T L L LL E E E E E E EE SSSSSTSTSTTTTT R R R R R RR T T T T L L L L RRRR E E E E 2 TTTTTTT R R R R R RR T T L L L L E E EE R R RR E E EE 5 TTTTTRTRTRRRRR RRRR R R R L L L L E E E E T T T T R R RR RRRRRRR

E E E E E EE E E E E S S SS SSS S T T T T R R RR RRRRREREREEEEE

E E E E E EE S S S S S S S S T T TT EEEEEEEEEE

E E E E E EE 6 S S S T T TT S S SS EEEEEEEEEEE

EEEE E E E 2 S S S S T T TT S S SS EEEEEEEEEE

EEEE E E E - SS S S T T T T E E E E S S SS EEEEEEE

L L L L L LL 4 T T T T R R RR E E E E EEEEETETETTTTT L 3 E L 2 T T T T R R RR E E E E TETETTTTT L L L L L LL TTT T R R RR E E EE 12 G G GG E E EE EEEEETETETTTTT

LLLL L L L R R RR E E E E D D DD G G GG TTTTT T T C C C C CCC E E E E E E EE IIII I I DI D DD G G GG C C C C CCC 4

B B B B B BB EEE E E E E E T T TT I I I I II D I D DD C C C C CCC E RRRR DD OOO 1 2 III CC OOO

B B B B B BB 27 E E E E T T T T R R RR I I I I I I I CCCCCOCOCOOOOO B B B B B BB 2 T T T T BBBB R R RR OOOOOOO BBBB B B B T T T T BBBB R R RR OOOOOUOUOUUUUU

A A A A A AA 25 BBBB UUUUUUU

A A A A A AA BBBB 4 UUUUUUU

A A A A A AA UUUUURURURRRRR AAAA A A A o RRRRRRR A 19 t RRRRRRR N N N N N NN 42 26 RRRRRTRTRTTTTT N N N N N NN 17 TTTTTTT NNNNN N N TTTTTTT

K K K K K KK

KKKKK K K 8 1 5

HB24/15/013 40 24

4 3

4 1

d 16

1 7

5 4 1

HB24/15/034 A 8

1 7 5

4 14 HB24/15/005 A

CCCCCCC CCCACACACSACSASASASSS CCCACACACSACSASASASSS 3 17 CCCACACACSACSASATSATSTLSTLSTLTLTLLL AAASASASATSATSTLSTLSTLETLETLELELEEE 18 SSSTSTSTLSTLSTLETLETLE LE LSE SE SE S S SS TTTLTLTLETLETLE LE LSE SE SET ST ST STSTTT LLLELELE LE LSE SE SET ST ST RSTRSTRTERTEREREREEE

S S ST ST ST RSTRSTRTERTEREREREEEEE

SSTTSTRSTRSTRTERTERERERETETETETETTT RRRERERERERETETET ET ECT CT CT C C CC EEEEETETET ET ECT CT CT OC OC OCOCOOO 5 1 EEETETET ET ECT CT CTOC OC OCUOCUOUOUOUUU HB24/15/005 A C C C OC OC OCUOCUOUORUORURURURRR CCCOCOCOCUOCUOUORUORURUTRUTRTR TR T T T UUURURURUTRUTRTR TR T T T 16 RRRTRTRTR TR T T T TTT T T T T 8 2

3 6 7

1 1 5 1 6 5 3 1

5 8 3

4 HB24/15/005 C o t 3 4

1 2

1 3 1 3 1 1 9

6 2 0

2 2

o t

4 HHHHHHH

1 HHHIHIHGIHGIHGIGIGIGG

HHHIHIHGIHGIHGIHGIHGIHGHGHHH 7 HHHIHIHGIHGIHGIHGIHGIHG HG HS HS HS S S SS TTTTTTT IIIIIHIHIH H HS HS HST ST STSTSTTT 3 T T IIGIGIGIHGIHGIHG HG HS HS HST ST ST SRTSRTRTRTRRR TTTTTTT HHH H HS HS HST ST ST SRTSRTRTERTEREREREEE TTTTTTT S S ST ST ST SRTSRTRTERTEREREREEEEEE TTTHTHTHTHTHHH 3 SSSTSTSTSRTSRTRTERTEREREEREETETETE TE T T T HHHHHHH RRREREREREREETETETE TE MT MT MT M M MM HHHHHHH

EEEEEETETETE TE MT MT MT MA MA MAMNANANANANNN HHHHHHH 0

15 TETETE TE MT MT MT MA MA MAMNANANAONAONONONOOO HHHEHEHEHEHEEE

M M M MA MA MAMNANANAONAONONRONRORORORRR EEEEEEE AAANANANAONAONNRNRR R R R R o 1 E EE OOOOO EEE E 8 HB24/15/034 C AAANANANAONAONONRONRORO RO R R R t EEEEEEE NONONONRONRORO RO R R R EEEEEEE

OOORORORO RO R R R EEEEEEE

SSSSSSS 4

SSSSSSS HB24/15/003 S S SSSSSSS 1 SSSSSSS SSQSQSQSSQSQQQ QQQQQQQ QQQQQQQ QQQUQUQQUQUUUU

7 UUUUUUU

3 TTTTTTT UUUUUUU 1 TTTTTTT UUUUUU

TTTTTTT UUUUUUU

TTTHTHTHTHTHHH UUUAUAUAUAUAAA 1 TTTHTHHTHTHHH AAAAAA 2 HHHHHHH AAAAAAA HHHHHHH AAAAAAA

HHHHEHHEHEEEE AAARARARARARRR 4

EEEEEEE RRRRRRR 8 EEEEEE RRRRRR EEEEEEE HB24/15/034RRRRRRR B

EE EE R R

EEEEEEE RRREREREREREEE 2 EEEEEE SSSSSSS EEEEEEE SSSSSSS EEEEEEE SSSSSSS EEEEEEE SSSQSQSQSQSQQQ 8 4 QQQQQQQ QQQQQQQ QQQUQUQQUQUUUU UUUUUUU 5 UUUUUUU

UUUUUUU 6 UUUAUAUAUAAAA

AAAAAAA 2 AAAAAAA

AAARARARARARRR 1 RRRRRRR

RRRRRRR 4 RRRERERREREEEE EEEEEEE EEEEEEE HB24/15/011EEEEEEE HB24/15/002

TTTT T T T 3 TTTT T T T TTT T TTTTTTT EEETETTT NNNNNTNTNTTTTT 3 EEEEEEETTTT NNNNNNN

RRREREEEEEE EEEENENENENNNN RRREREEE EEEEEEE 3

TTTRTRREREEE CCCCECECECEEEE SSSTSTTTRRRR CCCCCCC 1 S S S STTTT CCCCCCC HHHH S S SS SSSSCSCSCSCCCC IIIGIIGIIGGHHHH EEEESESESESSSS IIIGIIGIIGGHHHH EEEESESESESSSS HHHHIIIGIIGIIGG RRRREREREREEEE HHHHIIIIIII RRRRRRR HHHH CCCCRCRCRCRRRR C C C C C CC C C C C C CC

1 KKKKK K K

7 KKKKKKK 4 RRRRKRKRKRKKKK KKKKKKK 3

RRRRRRR 1 RRRRRRR

AAAARARARARRRR 2 2 AAAARARARARRRR

AAAAAAA

2 PPPPAPAPAPAAAA

2 PPPPPPP HB24/15/034 D 3 PPPPPPP PPPPPPP

4 9 DOW010:026

8 HHHHHHH

HHHHHHH 9 HHHIHIHIHIHIII 1 TTTT HHHIHGIHIGHGIHGIIGGIG TTTT HHHIHGIHGIHGIHGIGIGIG 3 TTTTT IGIGIGIHGIHGIHGIHGHHH 1 TTTTHTHHH IGIGIGIHIGHGIH GIH GH H H TTTTHHHH GGGHGHGH SGH SGH SH SH S S S HHHEH HHH SH SH SH SH S S S HHHEHEEE

HHH SH SH TSH TSH TS TS TSTT HHHEHEEE

S S TS TS RTS RTS RTSRTRTRR EEEEE EEEE 8 S S TS TS TS S TST EEEEE EEEE

SSTSTSRTSRTSRTSRTRTRR EEEE EEEE TTRTRTERTERTERTEREREE EEEE RRRREEEE

TTRTRTERTERTERTEREREEEE RRRREEEE 1 RREREREREREREEEE AAAARRRREEEE RREREREREREREE 8 AAAARRRR EEEETETETETETETT HB24/15/089 B AAAARRRR TTTTTT EEEETETE TE TE TE TT UUUUAAAARRRR EETETE TEC TEC TEC TCTC C C E E E E E E E UUUUAAAA EETETE TEC TEC TEC TCTC C C E E E E E E E UUUUAAAA TT TC TC TOC TOCTOC C CO E E E E E E E SSQQQQ UUUU OO E S EVE EVE S O V EV S TT TC TC TOC TOCTOC C CO VE V V SSQQQQ UUUU OO E S O EVE VEV S EV VE S

C C OC OCOC C OCO V VE SSQQQQ UUUU O E S O VEVE EVEV S E EV S

C C OC OCOCU CU OCUOUUUU V V SSQQQQ V VE S O O EVEV EVE S V EV SS E QQQ O O Q CCCCCUCUCUUUUU O O O O O OOOOO 1 SS O V S O V V V V S

1 V V SQQQ O O O Q

OOUUOUUUUU O O O O SS OO V S O V V S O V V S RRRRRRR V V SQQQ O O O O Q UUUUUUU O O O OOOOO SS 8 OO V V S V V V S V S RRRRRRR V

UUURURURURURRR RORORORORORORO

UUURURUTRUTRUTRTRTRTT RORORORORORORO UUURURUTRUTRUTRTRTRTT RORORORORORORO 1 TTTTTTT RORORORORORORO RRRR R R R G G G G G G G TTTTTTT R R R R R R R RRRR R R R G G G G G G G TT T T T T T R R R R R R R G G G G G G G TT T T T T T R R R R R R R TT T T T T T G G G G G G G

G G G G G G G G G G G G G G

G G G G G G G 15

o 1 HB24/15/057

t 9 0 T T T T T T T T T T T T T T 1 T T T T T T T E E E E E E E TTTT TT T T T T T T T T

E E E E E E E TTT T T T T T T T T T T T SSSSSSS

E E E E E E E T T T T TT T T T T T T T T SSSSSSS E E E E E E E E E E E E E E TTTTTTT a T T T T T T T SSSSSSS E E E E E E E E E E E E E E HHH HS HS H SHT STS T ST STT T E E E E E E E E E E E E E E HHH HS HS HS HTS TS TS TSTTT

RE RE E RE E RE E ERE RE E RE E E GGGHGHGHG HGS HS H SHTS TS T STSTTT

E R E E III III E R RE R I RE R RE GGGHGHGHG HGS HS H SHS S SS E I 1 RE R R I I R III I RE E E RE RE HHHHHGHGHGHGIHGIHG HG H H H RTE R TE RE I I TE I I I T R RTE ET RTE R HHHHHGHGHGHGHGHGHGHHH R III T RT T R I I T I I

T R R T RT R HHHHHGHGHGHGHGHGHGHHH T III RT R RT R I T II R T I

T R T R HHHHHGHGHGGGGG RST R I T I II RTS RST I RS II ST T RST RS GGGGGGG HHHHHHH 1 T ST T IIIIIII ST TS S ST ST S HHHHHHH ST TS ST ST ST ST TS HHHHHHH ST TS ST TS ST TS ST 21 S S S S S S S H H H H H H H S S S S S S S 2 H H H H H H H S S S S S S S H H H H H H H H H H H H H H G G G G G G G H H H H H H H G G G G G G G I HI HI HI HI HI HI H G G G G G G G I HI HI HI HI HI HI H G G G G G G G I I I I I I I G G G G G G G HI HI HI HI HI HI HI G G G G G G G

HI HI HI HI HI HI HI G G G G G G G HI HI HI HI HI HI HI

HI HI HI HI HI HI HI

H H H H H H H H H H H H H H

H H H H H H H 1

2 2

0 4

1 HB24/15/089 A

1 2 EEEE 6 1-2 VVVVEEEE 2 OOOOVVVVEEEE

GGGGRRRROOOOVVVV 2

EEEGEGGGRRRR 3

EEEGEGGGRRRR 1 20 MMMMEEEGEGGG 1

LIIIIMIIMIMMEEEE 3 HB24/15/089 C

LLLILIIIMIIMIMM LLLILIIIMIII 0

LLLILIIIIIMIMM 2 LLLL 1 LLL a

33 b 1

1 1

2 LLLLLLL 3 1 LLLLLLL 2 LLLLLLL b LLLLLLL EEEEEEE

LLLLLL LLLLLLL EEEEEEE

GGGGIGILGILGILILILILL EEEEEEE 2 GGGGIGILGILGILILILILL EEEEEEE

GGGGIGILGILGILILILILL SSSSSSS

8 GGGGIGILGILGILILILILL SSSPSPSPSPSPPP

SSSPSPSPSPSPPP

SSSPSPSPSPSPPP 6 2 PPPPPPP

HHHH HHHHHHH HHHHHHH 4 HHHHHHH HHHHHHH HHIHIHIHIHIHII IIIIIII IIIIIII IIIIIII 2

IILLILILILIILL IEIEIIEEIEIEIE

IILLILILILIILL 4 IEIEIIEEIEIEIE 1

ILILIILLIILILL IEIEIIEEIEIIEE

4 LLLLLLL IEIIEEIEIEIEIE LLLLLLLLLLLLLL IEIIEEIEIEIEIE

LLLLLLL 2 EEEEEEE LLLLLLL LLLLLLL 3 LSLSLLSLSLSLSS SSSSSSS SSSSSSS

SSSSSSS SSISISISISISII

IIIIIII IIDDIIDDIDIIDD 4

1 IIDDIDID IIDDIIDIDDIIDD 2 IDIDIIDDIDIIDD DDDDDDD a DDEDEDEDEDEDEE EEEEEEE EEEEEEE EEEEEEE HB24/15/089 I EEEEEEE CCCCCCC 2 CCCCCCC CCCTCTCTCTCTTT CCCTCTCTCTCTTT 4 TTTTTTT DOW010:069 TTTTTTT b 6

T T T T T T T

T T T T T 1 T T

N N N N N N N

T T T T T T T

N N N N N N N

T T T T T T T

N N N N N N N

T T E T E T E T E T T E E 5 E N N N N N N N 3 E E E E E E E

N N N N N N N

E E E E E E E

N N N N N N N

E E E E E E E

N N C N C N C N C N N C C 8 C

E E E E E E E

C C C C C C C

E E E E 2 E E E

C C C C C C C

E E E S S E S S E S E S E S

C C C C C C C

S S S S S S S

C C C C C C C

S S S S S S S

C C C C C C C

S S SE E

SE E SE SE S E

C C C C C C C

S SE E SE E S SE SE S E

S SE S E S E SE SE E SE 3 E SE SE R

S R SE R S R E S R R E SE R

R E R E R E R R E R E E R E

R E R E E E E R R E R R R E 0 R R E R E R E R E R E R E E

C C C C C C C

R R R R R R R

C C C C C C C

R R R R R R R

C C C C C C C

R R R R R R R

C C C C C C C

HB24/15/089 E C C C C C C C

K K K K K K K

C C C C C C C

K K K K K K K

C C C C C C C

K K K K K K K

K K KR R KR R KR KR K R 3 K KR R K R R K KR KR K R

KR KR K R R KR KR K KR

R K KRA K RA K K RA A K RA RA KR A

RA A RA R A RA RA RA R

RA RA R A A R RA RA R A

A R RAP R AP R R AP P R R P AP AP A

A AP P A P P A AP AP A P

AP AP A P P AP AP AP A

P A AP P A P A AP P P P P P P P AP AP

P P P P P P P P P P P P P P

P P P P P P P

P A A P P A P A A A P A P P

A A A A A A A

A A A A A A

A 2

A A A A A A A

A A A A A A A 4

R R R R R R R

R R R R R R

57 R

R R R R R R R 1

K K K K K K K

K K K K K K

K KKK K K K K

RRRKRKRKR KR K K K

HB24/15/033 AAARARARAKRAKRKR KR K K K

PPPAPAPARPARPARAKRAKRKRKRKKK 2

P P P AP AP ARP ARPARAKRAKRKRKRKKK EEE EP EP EP AEP AP ARP ARPARARARRR 5

5 EEE E E E AE A A AAAA IIDIDIDEIDEIDEI DEP DE PEP AEP AP AP APAAA 0 SSSISIDSIDSIDSEIDEIDEI DEP DE PEP E PP P P LLLSLSLSILSIDLSIDSIDSEIDEIDEIDEDEEE IILILILILILSILSLSILSIDLSIDSIDSIDIDIDD HHHIHILHILHILHILILSILSLSLSLSSS 6-5 HHHIHILHILHILHILILILLLL 1 HHHIHILHILHILHILILILL HHHHHHH

2 3 1 9 WWWWWWW WWWWWWW 6 WWWWWWW WWWWWWW IIIIIII IININININININN IININININININN IININININININN 3

NNNNDNDNDNDDDD

DDDDDDD

DDDDDDD 5 4 DDD 10 6 DDDDDDD DDDMDMDMDMDMMM

MMMMMMM

MMMMMMM 5

MMMMMMM 8 8

I I 7 IIIIIII 1 IILILILILILILL IILILILILILILL

IILILILILILILL LLLLL 4 LLLLLLLLLLL

LLLLLLL LLLLLLL 1

LLLLLLL 8 HHHHHHH HHHHHHH HHHHHHH 36 2 HHHHIHIHIHIIII HB24/15/089 F IILILILILILILL IILILILILILILL

IILILILILILILL LLLLLLLLLL 3 LLLLLLLLLLL LLLLLLL

LLLLLLL 1 5 35

1 HB24/15/032 2 6

7 1

0 1

YYYY Y Y Y

AAAAYAYAYAY Y Y Y 2 AAAAY AYA YAY Y Y Y 40 WWWW WAWAWAAYA YA YAYYYY WWWW WAWAWAAA A A KKKKKKK W W W WWAWAWAAA A A KKKKKKK KKK K K KW K WWW WWW KKKKKKK KKK K K KW K WWW WWW KKKKKKK RRRRKRKRKR K K K K AAAARARARARKRKRKRKKKK IIIIIII AAAARARARARRRR IIIIIII PPPPAPAPAPARARARARRRR IIILILILILILLL PPPPAPAPAPAAAA IIILILILILILLL PPPPPPP LLLLLLL PPPPPPP LLLLLLL LLLLLLL LLLLLLL HB24/15/100 LLLLLLL LLLLLLL

IIIIIII I 1 Town Masterplan Town IIIIII IIIIIII IIINININININNN HB24/15/089 G IIINININININNN NNNNNNN NNNNNNN CCCCCCC CCCCCCC CCCCCCC HB24/15/089 K CCCCCCC

HHHHHHH

5 HHHHHHH

a HHHHHHH

9 YYYYYYY 2 6 3 YYYYYYY

YYYYYYY

SSSSSSS 4

2 SSSSSSS 29-34 YYYYYYY SSSSSSS RRRYRYRYRYRYYY 3 SSSSSSS EEERERERYERYERYRYRYYY SSSSSSS LLLELELERLERLERYERYERYRYRYYY TTTTTTT LLLLLELELERLERLERYERYERYRYRYYY

c TTTTTTT IILILILILILEILELERLERLERERERRR TTTTTTT RRRIRILRILRILRILILEILELELELEEE

TTTTTTT TTTRTRTRITRILTRILRILRILILILLLL 3 TTTTTTT TTTRTRTRITRILTRILRILRILILILL RRRRRRR IISISISTISTISTRISTRSTRITRITRIRIRIII

RRRRRRR DDDIDISDISDISTDISTISTRISTRSTRTRTRRR

RRRRRRR DDDIDISDISDISTDISTISTISTSTTT

RRRRRRR DDDIDISDISDISDISISISS DDDDDDD 4

EEEEEEE DDDDDDD TTT T EEEEEEE 4 77 T T T T EEEEEEE EEE E T T T T EEEEEEE E E E E T T TT EEEEEEE EEE E E E E E DOW010:078 EEEEEEE E E E E E E EE EEEEEEE

R R RR E E E E EEEEEEE

R R R R E E EE TTTTTTT -27 2 T T T T R R RR TTTTTTT T T T T R R RR TTTTTTT

S S S S T T TT HB24/15/089 G TTTTTTT 16

S S S S 4 HHHH S S SS 14 GGGG H H HH I I I I I IG I G GG H H HH I I I I I IG I G GG DDDDDDD HHHH I I I II I I LLLDLDLDLDLDDD 85 HHHH I I I I III OOOLOLOLDOLDOLDLDLDDD

HB24/15/100 HHHH OOOLOLOLDOLDOLDLDLDDD OOOLOLOLOLOLLL 12 HHHH 5 OOOOOOO

5 1

5 6 4

EEEEEEE

HHHEHEHEHEHEEE

TTTHTHTHTEHTEHEHEHEEE 1

11 6 TTTHTHTHTEHTEHEHEHEEE TTTHTHTHTHTHHH 4

TTTTTTT

1 9 2

EEESESES ES ESS S

GGGEGEGEGSEGSES ES ESS S

GGGEGEGEGSEGSES ES ESS S 1 AAAGAGAGAEGAEGEGSEGSESESESSS TTTATATATGATGAGAEGAEGEGEGEEE 1 TTTTTATATATGATGAGAGAGGG OOOTOTOTOTOTATATATATAAA

C C C OC OC OCTOCTOTOTOTTTTT

EEE E CE CE CE OC OC OCTOCTOTOTOTTT HHHEHEHEH EH CE CE CE OC OC OCOCOOO T 7

HB24/15/100 TTTHTHTHTEHTEHEH EH CE CE CE C C CC TTTTTTT

TTTHTHTHTEHTEHEHEHEEE TTTHTHTHTHTHHH 5

1 HB24/15/021 9

1 1 2

13 5 6

1 1 10

HB24/15/100 8 7

EEEEE E E E E E E EE E E E E E EEE D D D D D D D III I I DI DI D D DDD I I I I IDI DI D D DDD SSSSS S S I I I I III S S S S SS S

S S S S SSS EEEEEEE EEEEEEE 1 EEEEEEE EEEEEEE SSSSSSS EEEE EEE EEEEEEE SSSSSSS EEEEEEE E E E E EEE SSSSSSS E E EE EEE OOSEOSOSESOEOSEOSESEE E E E E EEE OOSEOSOSEOSEOSEOSESEE E E E E EEE OSOOSOSOSOSOSS E E E E EEE LOLSOLOSLOSLOSLOSLOSS AAAAA A A LOLOLOLOLOLOLO AAAAA A A LOLOLOLOLOLOLO AAAAAAA CCLOCLOCLOLCOCLOCLOLO A A AA AAA CCLCLCLCLCLCLL A A A A AAA CLCCLCLCLCLCLL

A A A A AAA CLCCLCLCLCLCLL

A A A A AAA RRCRCRCRCRCRCC RRRRR R R RRCRCRCRCRCRCC I ICCC

RRRRR R R 1 IRIRCIRICRICRCRR R R R R RRR IRIRIRIRIRIRIR

R R RR RRR EEIREIREIREIREIREIRIR I I I IEEIREIRIR

R R R R RRR 8 EERERERR R R R R RRR EIEREIREIREIREIREIRIR R R R R RRR EIEEI EI EI EI EI I 3

B I I I WI WEI EI I BB WE BB WE BB WWE WEE 16

B WEWEE BB WE BB WE BB WW WEE B WWEWEE BB E BB WE B W B W WEE BBB WWWW 1 BBB W B WW 9 BBBBBBB WWWWWWW B WWW BBBB W B W B WW BB WWWW BBB W 2 BB WW

8 2

16a 2 8

HB24/15/100 5

3 HB24/15/024 A

2 3 2

COMBER 7

HB24/15/024 2 8

HB24/15/1001

1 3

2 HB24/15/025 HB24/15/100 HB24/15/024 C

Ards Down Area Plan 2015 8 10 Comber’s built heritage assets - for further details see Appendices COMBER Town Masterplan

Public realm enhancements

Ards Borough Council has received major funding support from the Department for Social Development for a public realm scheme in Comber Town Centre. The £2.4 million scheme, currently under construction, is a key element of the Masterplan. The scheme is focussed on Castle Street, Bridge Street Link, Bridge Street, The Square, High Street and Killinchy Street.

The design proposals seek to complement Comber’s townscape character, rich history and listed features. The following elements are included within the scheme design: Artist’s impression of the new public realm enhancements

New natural stone paving to footpaths to provide a more appropriate setting for the town’s historic buildings

Providing a complimentary setting for The Square

Street furniture

Street lighting

Improving accessibility by removing channels in the footway where

possible

Semi-mature tree planting BACKGROUND AND CONTEXT Artist’s impression of the new public realm enhancements 11 COMBER Town Masterplan

7UDI¿FDQGPRYHPHQW

,Q-DQXDU\$UGV%RURXJK&RXQFLOFRPPLVVLRQHGDVWXG\RIWUDI¿FPDQDJHPHQWLQ&RPEHU7KLVUHSRUW provided a review of the access and movement issues around the Town Centre. The consultation during the PDVWHUSODQQLQJSURFHVVKDVUHLQIRUFHGWKHVLJQL¿FDQFHRIWKHVHLVVXHV

2QUHYLHZRIWKHWUDI¿FÀRZLQDQGDURXQG&RPEHULWLVQRWHGWKDWWKHE\SDVVKDVUHVXOWHGLQDVLJQL¿FDQW UHGXFWLRQLQWUDI¿FÀRZWKURXJK7KH6TXDUH7UDI¿FIURPWKHHDVWDQG1HZWRZQDUGVERXQGIRU%HOIDVWXVHVWKH $E\SDVVDQGH[WHQGVRQWRZDUGVWKH&LW\7UDI¿FIRU'RZQSDWULFN6DLQW¿HOGDQG6RXWK'RZQDOVRXVHWKH bypass and no longer need to travel through the Town Centre.

7KH6TXDUHLVGRPLQDWHGE\WKHWUDI¿FVLJQDOFRQWUROOHGMXQFWLRQDW&DVWOH6WUHHW%ULGJH6WUHHW+LJK6WUHHWDQG Killinchy Street. The signals have localised widening to create turning lanes from High Street into Castle Street. &DVWOH6WUHHWLWVHOIKDVRQO\RQHODQHRQWKHDSSURDFKWRWKHWUDI¿FVLJQDOVPHDQLQJLWKDVDQH[WHQGHGJUHHQ OLJKWWRDOORZWUDI¿FWRH[LW0LOO6WUHHWDQG&DVWOH6WUHHW

Service vehicle on lower Castle Street at the junction between Castle Street and The Square Town Masterplan Town COMBER

12 Existing parking conditions on Castle Street COMBER Town Masterplan

,WLVQRWHGWKDWWKH+LJK6WUHHW.LOOLQFK\6WUHHWWUDI¿FVLJQDOFRQWUROOHGMXQFWLRQLVXQGHUOHVVSUHVVXUHDVDUHVXOWRIFRQVWUXFWLQJ the bypass. However the reduction in capacity has not resolved issues that currently exist along Castle Street and in particular along the stretch of road from Bridge Street Link to The Square. It is acknowledged that there are problems in relation to the footpath widths in this area, however there are associated constraints with the existing building lines on Castle Street. The QDUURZZLGWKPDNHVLWGLI¿FXOWIRUWZRODUJHYHKLFOHVWRSDVVDORQJWKLVVWUHWFKRIURDG

When servicing takes place to the shop fronts, it is common for heavy goods vehicles to straddle the footway and the nearside WUDI¿FODQH7KLVUHVXOWVLQEORFNLQJERWKWKHIRRWZD\DQGWKHWUDI¿FODQHVWRSSLQJWUDI¿FWUDYHOOLQJWRDQGIURP7KH6TXDUH7KH image of Castle Street on page 12 highlights the issues when a service vehicle is driving along the road.

7KH-DQXDU\7UDI¿F0DQDJHPHQW5HSRUWZKLFKXWLOLVHGSUHYLRXVZRUNFDUULHGRXWE\'5'7UDQVSRUW1,LGHQWL¿HGVHYHUDO options for a one-way system. However no consensus was reached regarding the best solution. It is important to continue LQYHVWLJDWLQJVROXWLRQVWRWKLVSUREOHPJLYHQWKHSRWHQWLDOIXWXUHJURZWKLQWUDI¿FDQGIRRWIDOOLQ&RPEHUEHLQJJHQHUDWHGE\DQ Sourced from Ards Chronicle increased population from residential developments in the vicinity and a potential rise in visitors.

BACKGROUND AND CONTEXT

Carriageway and pavement width on Castle Street 13 COMBER Town Masterplan

Tourism and recreation

Few tourism destinations operate in isolation. Rather, visitors often utilise certain known sites as a base from which to explore an area or series of areas, that are easily accessible. Comber is positioned at the northern end of Strangford Lough. Although the town itself is set back slightly from Strangford Lough, it is physically connected through the Enler River which passes through the town.

The environmental and historic importance of the landscape of Strangford Lough and Lecale is illustrated by its designation as an Area of Outstanding Natural %HDXW\ $21% )XUWKHUPRUHWKHDUHD¶VELRGLYHUVLW\LPSRUWDQFHLVUHÀHFWHGLQWKH host of both national and international conservation designations. Each of these FRQVHUYDWLRQGHVLJQDWLRQVUHÀHFWWKHQDWLRQDODQGLQWHUQDWLRQDOLPSRUWDQFHEHLQJ placed on the Lough as a wetland habitat, particularly in terms of the numbers of wintering and breeding birds, basking sharks and grey seals which it supports.

Comber itself falls outside of both the AONB and these other environmental designations. However, there is a strong inter-relationship between landscape The Comber Andrews-Titanic Trail designations and the outlying towns and villages. Important services, particularly those supporting visitors, are often located within these centres, including catering, retail and accommodation.

There has been no train linkage between Belfast and Comber since 1951 when the Belfast and County Down Railway ceased operating. The route of the line UHPDLQVKRZHYHUDQGLQLWZDVRI¿FLDOO\RSHQHGDVWKH&RPEHU*UHHQZD\ supporting walkers and cyclists. The Greenway runs from Dee Street in East Town Masterplan Town Belfast to the Old Belfast Road just outside Comber. In Belfast, the route links the Odyssey, River Lagan and Titanic Quarter. The Comber Greenway is a major asset for Comber, however it terminates short of Comber Town Centre. Linking the COMBER 14 Greenway to the Town Centre and beyond, is a core aspiration of this Masterplan. Strangford Lough Titanic Memorial COMBER Town Masterplan

“Comar - meeting place of the waters, that was the name given by the ancients to a settlement at the northwest corner RI6WUDQJIRUG/RXJKDWWKHFRQÀXHQFHRI the Enler and Glen Rivers. Today we call it Comber, famous for its spuds.” (Comber Historical Society - website)

BACKGROUND AND CONTEXT 15 COMBER Town Masterplan

Built and natural heritage attractions

Strangford Lough and Lecale AONB WWT Castle Espie Mount Stewart House and Gardens (Newtownards) – a Wetland Centre (south of National Trust house and estate, with guided tours of the Comber) – a tranquil centre house and leisure walks of the grounds. A shop and plant featuring hides and nature shop are also available walks to observe wild and endangered birds from around the world Town Centre attractions

Town Masterplan Town Georgian House - 400 year old The Town Centre – with its statue of The Cooperage - last remaining Andrew’s Spinning Mill – former building that has been a tannery Major General Robert “Rollo” Gillespie, building of the Old Comber Distillery textiles operations, owned by John and an outlet for the automotive hero of the Himalayas. The Square is Andrews combustion industry and more the meeting point for townspeople, a

COMBER recently, a coffee shop and bistro landmark for visitors and a haven for pedestrians 16 COMBER Town Masterplan

Retail sector &RPPHUFLDODQGRI¿FHVSDFH

Comber has a relatively compact town centre focussed around The Square with A retail capacity study and town centre health check was carried out by Roderick residential developments concentrically growing outwards from the town centre MacLean Associates in conjunction with AECOM. Below is a brief summary of the DV GHYHORSPHQW KDV RFFXUUHG 7KH FRPPHUFLDO DQG RI¿FH VHFWRU LV SULPDULO\ ¿QGLQJV based on the streets around The Square such as High Street, Killinchy Street, Bridge Street, Bridge Street Link, Castle Street and Mill Street. Retail capacity

Non-domestic property in Northern Ireland is assessed on the basis of its rental The retail capacity of Comber is considered modest. The forecast would support minor value known as the Net Annual Value (NAV). Generally, this is calculated by DGGLWLRQVWRWKHFRPSDULVRQUHWDLORIIHULQ&RPEHUEXWPRUHVSHFL¿FDOO\LPSURYHPHQWVLQ PXOWLSO\LQJWKHUDWHE\WKHÀRRUVSDFHDUHDRIWKHXQLW7KHUHIRUHH[DPLQLQJWKH quality. The opportunities are shaped by the market rather than by estimates of expenditure NAV of non-domestic properties will give an indication of the size of units within capacity. the Town Centre.

The capacity study highlighted that vacant and derelict properties in Comber may have Through examining the NAV rates for each street it has become apparent that the the potential to contribute towards accommodating improvements to the retail offer. retail area with the highest rateable NAVs are situated on The Square and Castle Most likely, many will now be redundant for retailing purposes, particularly those in the Street. This coincides with this area being the primary retail core of Comber peripheral areas. Those in the core of the town centre should remain as opportunities for Town Centre. retailing and non-retail services.

Town Centre Health Check

The Health Check was informed by various surveys including householder surveys, retailer surveys and footfall counts. The Health Check provides broad guidance which assisted in shaping this Masterplan. It did not suggest any major change to the role and function of Comber, thus the analysis suggests that environmental improvements and other opportunities should be the priority focus for the Masterplan. The main threats facing the town centre can be broadly divided into those which can be overcome by actions to improve the centre and those which simply impact on it, meaning economic BACKGROUND AND CONTEXT 17 and wider market trends. Rollo Gillespie Monument COMBER Town Masterplan

Residential The Ards Down Area Plan 2015, suggests that over the lifetime of the document, Comber requires approximately 1700 residential dwellings WRIXO¿OLWVVWUDWHJLFUROHLQVXSSRUWLQJWKHH[SDQVLRQRIWKH%HOIDVW Metropolitan Area. The plan indicated two small portions of town centre lands as protected housing – the nursing home on Bridge Street and The Mews development on Killinchy Street. Land zoned on Castle Street is the only designated residential site within the plan, however the majority of the site has been developed since inception of the plan. One of the major sites expected to meet the housing demand is the 37.5 hectare site at Riverside. The development of this site has the potential to boost the population of Comber.

During the consultation process, several important points were raised by

key stakeholders: Comber property asking price heat map Key x Comber is an area of high demand for social housing

Lower asking Higher asking x 7KH1RUWKHUQ,UHODQG+RXVLQJ([HFXWLYH 1,+( KDVLGHQWL¿HGDQHHG prices prices for 225 units of social housing in the period up to March 2018

x The provision of affordable housing should also be considered

x Town centre living can enhance its vitality and viability and should be encouraged

x Future developments should seek to include a mix of tenures and affordability Town Masterplan Town The settlement of Comber consists of a broad range of house types and VW\OHVDQGWKLVLVUHÀHFWHGE\WKHGLIIHUHQWLDOVLQSURSHUW\YDOXHVWKURXJKRXW

COMBER the town illustrated by the heat map on the opposite page (www.geopii.com). 18 COMBER Town Masterplan

The Comber Greenway BACKGROUND AND CONTEXT 19 COMBER Town Masterplan 3. MASTERPLAN CONSULTATION

The Masterplan process was guided and informed by a Steering Group consisting RI/RFDO&RXQFLOORUV&RXQFLO2I¿FHUV'6'6WDWXWRU\$JHQFLHVUHSUHVHQWDWLYHV from local businesses and the community/voluntary sectors facilitated by the AECOM team. Consultation with the community and key stakeholders was an important element of the Masterplan process with various methods being utilised to reach the widest possible audience.

Stage 1 – Information gathering and analysis

Information gathering workshops were held to understand the problems and future aspirations of Comber. AECOM also undertook a site walkabout with members of the Steering Group to discuss certain issues. A consultation fact sheet and questionnaire was circulated to a broad range of stakeholders, which provided an early indication of Comber’s strengths and weaknesses. A random telephone householder survey was also conducted at this stage. These components formed a solid statistical and evidence base on which the Masterplan was developed.

Stage 2 – Visioning and design

Visioning and design workshops were held with the Steering Group and other key stakeholder groups to formulate the vision and key regeneration objectives for Comber. Town Masterplan Town

Images from the Steering Group visioning workshop COMBER 20 COMBER Town Masterplan

Stage 3 – Public consultation

Public consultation ran for a 12 week period between the 20th October 2014 and the 16th January 2015. Draft project boards were on display at Comber Leisure Centre and Comber Library for the duration of this period. AECOM also held a publicity event at the Comber Christmas Fair in the Square, where many members of the public had the opportunity to discuss the plans and lodge comments. During this time, AECOM had several focussed meetings with ABC RI¿FHUVWRHQVXUHWKDWWKHGUDIWSODQZDVFRQVLVWHQWZLWKZLGHUSURMHFWVDQG initiatives being progressed by Council.

Launch of the public consultation exercise

Public consultation presentation boards THE MASTERPLAN PROCESS 21 Key words highlighted during the consultation Town Masterplan Town COMBER 22 COMBER Town Masterplan

Strengths Weaknesses

Strategic location, providing a convenient commuter base 7UDI¿FDQGDFFHVVLELOLW\

Traditional small town with spacious square/attractive setting/planting Dereliction and too many vacant units

Strong local customer base Poor street surfacing in places

Strong community feel and active community/voluntary sector Limited variety of activities in the Town Centre

Strong and varied historical and cultural heritage Lack of visitor and tourist facilities Good range and quality of sporting and recreation facilities – Comber Greenway Limited evening economy Leisure Centre/Football/Cricket Natural heritage – Enler River/Strangford Lough High levels of retail expenditure leakage to larger centres

Perceived locally as a nice place to visit (see also weaknesses) Issues with commuter parking in the Town Centre

Strong reputation for quality retail/products - new farmers market Limited retail offer

Opportunities Threats To enhance the natural assets such as the Enler River by creating a linear park Continuation of the economic climate, causing reduced spending and investment through the town by extending the Comber Greenway Retail market trends with increasing market focus on larger centres and growth of Enhance linkages with Strangford Lough the internet Possible further cuts in public sector funding support for town centre

(QFRXUDJHWKHUHXVHRIYDFDQWEXLOGLQJVWKURXJKÀH[LEOHSODQQLQJ improvements Reduce the level of dereliction, including buildings and poor facades – Increased demand for public funds due to the increased geographic size of development of opportunity sites Council area Invest in the townscape and environmental quality

Encourage and build upon the quality food and retail offer

8WLOLVHFRPPXQLW\SODQQLQJIRUWKHEHQH¿WRI&RPEHU

To create better pedestrian and vehicular linkages in and around Comber BACKGROUND AND CONTEXT 23 SWOT Analysis COMBER Town Masterplan 4. VISION, CONCEPT AND REGENERATION OBJECTIVES

“In 2030 - Comber is a thriving market town supported by its local community. The town centre is accessible and enticing, attracting people from far and wide for it’s superior quality and niche retail offer. The extended greenway through the town, linking to Newtownards and on to the coast has made Comber the focus for recreation and has established the town as the ‘Gateway to Strangford.” Comber has also built upon it’s rich cultural heritage with The Square providing the focal point for activity. Town Masterplan Town

(Masterplan Steering Group) COMBER 24 THECOMBER CONCEPT Town Masterplan VISION, CONCEPT AND REGENERATION OBJECTIVES AND REGENERATION VISION, CONCEPT 25 COMBER Town Masterplan

Regeneration Objectives - How do we get there....? 1. Provide an attractive, accessible and viable town centre The success of the town centre is strongly affected by its accessibility, the quality of the environment and its ability to attract business and investment. Indeed these factors are interlinked for example, by reinvigorating derelict and underused buildings, the potential of attracting new business is increased. The extension of the Comber Greenway to the town centre has the potential to improve the accessibility of the town to surrounding communities and visitors alike.

Key Initiatives:

ͻ Extending the Comber Greenway into the town centre

ͻ Aesthetic improvements to building frontages

x Reinvigorating vacant/derelict properties and sites

x Improving the diversity and quality of the retail offer Town Masterplan Town COMBER

26 Comber Town Centre Concept COMBER Town Masterplan

2. Protect and enhance Comber’s cultural, built and natural heritage

Comber’s key strength is the diversity of its cultural heritage, whether it is historic families, quality foods, distilleries or its military history. These are all aspects which should be protected and enhanced. Historic buildings should be protected and revitalised where required and the historic fabric of the streetscape retained whilst providing for modern uses. Comber’s proximity to Strangford Lough is forgotten at times, therefore this connection needs to be reinforced.

Key Initiatives:

ͻ Revitalising historic buildings

ͻ Re-establishing the historic character of the streetscape

ͻ Extending the existing heritage trail

ͻ Promoting Comber’s proximity to Strangford Lough

ͻ Promotion and marketing of events VISION, CONCEPT AND REGENERATION OBJECTIVES AND REGENERATION VISION, CONCEPT

Comber Heritage Concept 27 COMBER Town Masterplan

3. Improve community, leisure and recreation services and facilities

Linking the Comber Greenway into the town centre would not only improve accessibility, but provide a key leisure and recreational asset. This green link through the town also provides the opportunity to link all leisure and recreation services and facilities, including the location of a new community centre.

Key Initiatives:

ͻ Potential new community centre, community garden, BMX and play area

ͻ Developing community allotments

ͻ Potential cycle facilities

ͻ Improving the range and quality of outdoor leisure activities within the town

ͻ Creating an enhanced network of walking and cycling routes within the town, connecting local communities Town Masterplan Town COMBER

28 Comber Leisure and Recreation Concept COMBER Town Masterplan

4. Promote and enhance the production and sale of quality foods, arts and crafts

Comber has a strong cultural heritage in relation to producing quality foods. It is important however, to raise awareness of local produce and entice SHRSOHIURP&RPEHUWRXWLOLVHDQGVXSSRUWWKHJURZWKRIWKLVVHFWRU&RPEHU)DUPHUV¶0DUNHWZLOOUDLVHWKHSUR¿OHDQGEHQH¿WWKHVDOHRIORFDOSURGXFH The extension of the Comber Greenway into the town centre also opens up lands to the north of Comber, which could be promoted for the production of quality foods, from community allotments to small enterprise. Not only could these businesses add to the niche food and retail theme, they could provide interest points along the Greenway.

Key Initiatives:

ͻ Developing community allotments

ͻ Promoting growth of local enterprise based on the quality food sector

ͻ Promoting and enhancing Comber Farmers’ Market

ͻ Developing small scale business and enterprise units

ͻ Promoting arts and crafts VISION, CONCEPT AND REGENERATION OBJECTIVES AND REGENERATION VISION, CONCEPT

Comber Quality Local Goods Concept 29 Town Masterplan Town

COMBER Comber Farmers Market 30 COMBER Town Masterplan

5. MASTERPLAN PROPOSALS

When the regeneration objectives are expressed visually, and consolidated, they provide an exciting illustration of how various individual HQKDQFHPHQWVFDQFUHDWHDKLYHRIDFWLYLW\ZLWKLQWKHWRZQ,WDOVRLOOXVWUDWHVKRZSURMHFWVFDQEHQH¿WWKHUHDOLVDWLRQRIPRUHWKDQRQH regeneration objective, highlighting the inter-relationship between many of the objectives.

The backbone of the Comber Masterplan is the creation of a new linear park running through the town, from the current Comber Greenway through to Strangford Lough, with a range of projects and initiatives being encouraged along the way. For the purposes of the Masterplan, this park is being called the ‘Enler River Park’ and includes several very distinctive sections, which will provide a unique and exciting attraction to both communities and visitors within Comber.

The Masterplan which follows focuses on the key sections as follows: Town Centre

Enler River Park (Country Section)

Enler River Park (Urban Section)

Enler River Park (Lough Section) MASTERPLAN CONCEPT 31 Park and Ride COMBER MASTERPLAN

Enler River Park (Country Section)

Town Centre

Enler River Park (Urban Section) Town Masterplan Town

Heritage Trail COMBER 32 Enler River Park (Lough Section) COMBER Town Masterplan Town Centre MASTERPLAN PROPOSALS 33 Town Centre

The Town Centre is the heart and soul of Comber. The primary aim is to create a town centre that is visually attractive to residents, businesses and visitors, whilst also improving the overall accessibility to everyone. Building on the positive qualities of the Town Centre, the Masterplan presents a range of measures which will help create a viable town centre with successful retailers, busy cafes and a sense of heritage and character which will be unique to Comber.

Key Elements:

Enhancing the townscape quality

1. The current public realm and town centre Wi-Fi enhancements will act as a regeneration catalyst and improve the vitality of the Town Centre. This is great starting point for the Masterplan to build upon. 2. Shop/building frontage revitalisation scheme to complement the improvements to the streetscape. This will improve the physical appearance of fatigued buildings along the main routes. Although Comber has not been designated as a Conservation Area, it does have a very strong character, which has been recognised by the designation of two Townscape Character Areas. It is important to retain and enhance the historic character and funding should be explored to preserve and enhance assets of architectural and historic importance.

Utilising Comber’s cultural and historical character

3. Comber currently has a Heritage Trail, however there are many more features that could be promoted. There may be the potential to create a number of heritage trails which focus on different aspects of the historical and cultural heritage, which should include areas such as the Comber Dams. This could involve the inclusion of interpretation panels and historic imagery throughout the route(s). Indeed the natural heritage could be explored in conjunction with the creation of the Enler River Park Lough Section. 4. A strategy should be implemented to improve the sense of arrival in Comber through inclusion of improved entrance/welcome signage. 5. Laurelbank and Comber Dams have great potential to provide a quality space for both visitors and local people. These areas should be restored and used to enhance Comber’s cultural heritage. 6. Restoration of the walled garden to the rear of The Georgian House. Town Masterplan Town COMBER 34 COMBER Town Masterplan

Parking and Accessibility

7. 7RZQ&HQWUH7UDI¿F$VVHVVPHQW±7UDI¿FPDQDJHPHQWZDVDNH\LVVXHLGHQWL¿HGWKURXJKRXWWKHPDVWHUSODQQLQJSURFHVV$IXUWKHUGHGLFDWHGVWXG\RUUHYLHZRIWKH 7UDI¿F0DQDJHPHQW5HSRUW SUHSDUHGE\856RQEHKDOIRI$UGV%RURXJK&RXQFLO ZLOOEHUHTXLUHGWRGHYHORSDVWUDWHJ\ZKLFKUDWLRQDOLVHVWUDI¿FÀRZWKURXJKWKH7RZQ Centre, particularly at Castle Street and The Square. 8. Development of backland sites - The Masterplan would encourage development to take place on Castle Street to further utilise the lands to the rear of the shop units. This mixed use scheme could include a range of uses from commercial to residential. This would also provide the opportunity to create wider pedestrian footpaths along this section of Castle Street. 9. Increased car parking provision by including additional parking at the major development sites. Shared car parking should be encouraged between public buildings such as the future community centre, as this is likely to be in close proximity to the Town Centre core. A parking strategy should be prepared to the requirements and strategy for future car parking. This is likely to become even more important given the potential for Comber’s population to increase and also the envisaged increase in use of the Town Centre. Pedestrian connections and signage to/from the car parks should also be addressed in this strategy. 10. ,PSOHPHQWDWLRQRIWKH&RPEHUE\SDVV3KDVH7KLVZLOOUHGXFHWKHQHHGIRUWUDI¿FWRHQWHUWKH7RZQ&HQWUHZKHQWUDYHOOLQJIURPWKH6DLQW¿HOG&DUU\GXIIDUHDWKURXJK to Newtownards, reducing congestion in the Town Centre. The vision for the Town Centre

Westport, County Mayo Artist’s impression of Comber public realm enhancements MASTERPLAN PROPOSALS * Indicative images 35 COMBER Town Masterplan

Enler River Park (Country Section)

One of the core themes of the Comber Masterplan is the creation of a linear park, stretching from the current Comber Greenway through the Town Centre and on to Strangford Lough. This will require the extension of the Comber Greenway to the Town Centre and beyond. This park will pass through several distinct sections which will be brought to life through innovative lighting, public art/sculptures and enhanced by a variety of recreational and community uses.

The Country Section of Enler River Park will run from the end of the Comber Greenway to Comber Town Centre, utilising the existing pedestrian walkways alongside the Enler River, as it enters the Town. This section of the River Park is rural in character with a large part of the land lying outside the settlement limits. Therefore, it is important to encourage future projects and initiatives which are sensitive to this environment. The following package of projects and initiatives would help form this part of the Enler River Park:

Key Elements:

1. Extension to the Comber Greenway from its current terminus through to the Town Centre. Early engagement with landowners and a feasibility study have been conducted with regards to a provisional route. The suggestion is to stick closely to the banks of the River Enler. The pathway would be designed for safe shared use by pedestrians, cyclists and anglers. The next action is to continue negotiations with landowners and delivery agencies/funders. 2. Construction of a Park and Share facility at the current entrance to the Greenway. This facility would negate the problem caused by commuters parking in the Town Centre, freeing car parking capacity for shoppers and visitors. This new facility would double as a car park for those using the Greenway and also provide services such as toilets/ cycle parking and potentially, bicycle rental. 3. ,PSOHPHQWDWLRQRIDUDQJHRIFRPPXQLW\LQLWLDWLYHVLQFOXGLQJFRPPXQLW\ZRRGODQGVDOORWPHQWVSRO\WXQQHOVUXVWLFSOD\DUHDVDQG¿VKLQJVWDQGV7KLVDUHDVKRXOGEH JXLGHGE\DVLWHVSHFL¿FPDVWHUSODQZKLFKZRXOGEHGHYHORSHGWKURXJKHQJDJHPHQWZLWKORFDOFRPPXQLWLHVDQGSRWHQWLDOXVHUJURXSV Town Masterplan Town COMBER 36 COMBER Town Masterplan

The vision for the Enler River Park (Country Section)

Community allotments

Woodland walks

Fishing stands Natural play parks Nature trails MASTERPLAN PROPOSALS * Indicative images 37 COMBER Town Masterplan

Enler River Park (Urban Section)

The Urban Section of the Enler River Park is largely made up of the lands between Newtownards Road and the Comber by-pass, which includes the area known as ‘The Muckers’. The aim here is to ensure that a linkage is created through the vacant lands adjacent to the Enler River, which would instantly improve accessibility between this part of the River Park and the Town Centre. This linkage should be encouraged in any future development scheme for this site and ideally would be utilised for a new community centre with the potential for additional business/start up units. This area would be enhanced as the community hub of Comber, with the Library and Leisure Centre already located there. Moving southwards towards “The Muckers”, the community aspect is continued by providing a range of leisure and recreation facilities to accommodate a range of age groups. The western side of the Enler River includes the sporting facilities, which should be upgraded to provide all-weather facilities. It is important to fully exploit the potential for walkways and cycleway throughout this area, to encourage wellbeing, but also to provide an accessible community area.

Key Elements:

1. Provision of community centre - there are several sites which have the potential to accommodate a new community centre. A site selection and feasibility study should be prepared to guide this project 2. $VLWHVSHFL¿FPDVWHUSODQVKRXOGEHSUHSDUHGWRJXLGHWKHIXWXUHGHYHORSPHQWRIWKLVDUHD7KLVZRXOGUHTXLUHHQJDJHPHQWZLWKDUDQJHRIVWDNHKROGHUVWRHQVXUHWKDW WKHUHTXLUHGPL[RIIDFLOLWLHVLVLGHQWL¿HG7KHPL[RIWKHIROORZLQJFRPSRQHQWVVKRXOGEHFRQVLGHUHGFRPPXQLW\JDUGHQRXWGRRUJ\PZDONLQJUXQQLQJWUDLOV%0;6NDWH Park, improved sporting facilities Town Masterplan Town COMBER 38 COMBER Town Masterplan

The vision for the Enler River Park (Urban Section)

Modern play equipment Nature lookouts

Newlands Community Centre, Wellington, New Zealand MASTERPLAN PROPOSALS BMX/skate facilities High quality play parks Community garden 39 * Indicative images COMBER Town Masterplan

Enler River Park (Lough Section)

The third section of the Enler River Park is being described as the Lough Section and extends from the Comber by-pass towards Strangford Lough. Creating better linkages to this area will help establish Comber as the ‘Gateway to Strangford’. This area has a strong natural heritage and has great potential to showcase the nature which lies in close proximity to Comber Town Centre. Any interventions in this area will need to be extremely sensitive to the natural heritage, as Strangford Lough is protected by European designations.

Key Elements:

Inclusion of a small harbour to enable boats to interact with Strangford Lough – possibly nature or tourism related. The development of this project would need to give due consideration to the tidal nature of the area ,PSOHPHQWDWLRQRIDVLWHVSHFL¿FPDVWHUSODQIRUWKHZLGHU(QOHU5LYHU3DUN/RXJK6HFWLRQWRLQFOXGHWKHIROORZLQJFRPSRQHQWVFRXOGEHLQFRUSRUDWHGZLWKLQWKHDUHD connections to the new development, lookout points, sculptures, nature areas, boardwalks, picnic areas, trim trails and interpretation panels Town Masterplan Town COMBER 40 COMBER Town Masterplan

The vision for the Enler River Park (Lough Section)

Network of lough side walking routes

Boardwalks

Bird watching on Strangford Lough Exploit the stunning natural assets of Strangford MASTERPLAN PROPOSALS

* Indicative images 41 COMBER Town Masterplan

6. IMPLEMENTATION powers including regeneration, community and spatial planning and off street parking, which establishes the Council as the key delivery agent for the vast majority of projects. Introduction However, the Council will need assistance from other statutory bodies, the business community and the community/voluntary sector. Each of these stakeholders must support

The Masterplan sets out a comprehensive programme of proposals and the regeneration objectives for Comber and work together to see them delivered. There is improvements that will transform the prospects for Comber over the next 15- a need for an emphasis on public services and resources being focussed and prioritised 20 years. Private sector investment needs to be encouraged and it is essential in a co-ordinated way in improving the physical, social and economic well-being of the that statutory bodies and the Council play their part, by seeking the right mix community. Therefore, all bodies should be working in partnership towards achieving an of development and by securing the high quality development expected by the overarching regeneration agenda set by the Council with reference to the Masterplan. Masterplan. 7KH&RPEHU7RZQ0DVWHUSODQLVDZRUNLQJGRFXPHQWDQGVKRXOGEHUHYLHZHGRQD¿YH yearly basis, to re-examine the ongoing regeneration needs of the Town Centre.

A wide range of initiatives are outlined in the Masterplan and accompanying Action Plan and together they have the potential to increase the attractiveness Key stakeholders of Comber Town Centre, make it much more accessible and build on it’s strong The Comber Town Masterplan Delivery Team led by the Council, will take ownership of cultural and natural heritage the Masterplan. The following stakeholders will act as a driving force: Management ͻ Ards and North Down Council will play a key role in the delivery of the Masterplan, particularly when the role of urban regeneration and community development

The key to the regeneration of Comber is the management of the Masterplan passes to local government delivery process which will require input from a number of public sector ͻ DRD Transport NI is the sole road authority in Northern Ireland. A function of RUJDQLVDWLRQV7KHGHOLYHU\RIWKH0DVWHUSODQZLOOUHTXLUHDFRRUGLQDWHG\HWÀH[LEOH Transport NI is to ensure that the public road network is managed, maintained and approach to ensure individual projects and aspirations can be achieved. The new GHYHORSHG7KHUHDUHVLJQL¿FDQWHQKDQFHPHQWVWRWKHSXEOLFURDGQHWZRUNZLWKLQWKLV Ards and North Down Council will be responsible for establishing the Comber Masterplan. Transport NI must be fully consulted and assist with its implementation Masterplan Delivery Team, who will manage the delivery of the Masterplan. The Business Community will be important partners in both the delivery and success This team should consist of Council, statutory representatives, business of the Masterplan, therefore it is important that Council and all government bodies Town Masterplan Town community and key representatives from the community and voluntary sectors. work closely with them

This Masterplan is being published during a unique period of transition for ͻ Community and Voluntary Sector: Comber has several community and voluntary COMBER Local Government in Northern Ireland. The new Council will have much wider organisations who have a continued interest in the regeneration of Comber, who’s 42 COMBER Town Masterplan

LQSXWFRXOGEHEHQH¿FLDOLQWKHVXFFHVVIXOGHOLYHU\RIWKLV0DVWHUSODQ Funding

ͻ Other specialist agencies – Sustrans for example, could fall into this group of It is recognised that public resources are limited. Rather than spreading those VWDNHKROGHUVDVWKHLULQWHUHVWLVYHU\VSHFL¿FWRZDONLQJDQGF\FOLQJ7KH\FRXOG limited resources thinly, Comber Town Masterplan Delivery Team should prioritise play a key role in the delivery of the Comber Greenway extension DFWLRQV WKDW ZLOO KDYH WKH PRVW VLJQL¿FDQW LPSDFW7KLV SULRULWLVDWLRQ VKRXOG EH Private developers/landowners will be key partners in the delivery of many of ͻ based upon the ability of the interventions/projects to help attract funding. the proposals within the Masterplan. The Council and all government bodies will continue to work closely with private developers to ensure the implementation of Action Plan and timeframes the Masterplan

The overall timescale to develop the ‘vision’ encapsulated within the Masterplan Below is an indicative structure, including stakeholders which could be utilised as a will extend over a number of years. Some elements of the Plan will be more suited delivery mechanism for the Masterplan. to meet short and medium term goals, while other areas may be more appropriate IRUGHYHORSPHQWLQWKHORQJHUWHUP,QDGGLWLRQWRWKHVSHFL¿FSURSRVDOVFRQWDLQHG ZLWKLQWKH0DVWHUSODQDQXPEHURIDUHDVDUHLGHQWL¿HGDVKDYLQJORQJHUWHUP development potential.

The detailed phasing of the development proposals needs to be examined further as there will, for example, be issues relating to disturbance of existing occupiers, temporary arrangements during the construction phase, access to existing SURSHUWLHVSDUNLQJSURYLVLRQWUDI¿FÀRZHWFDVZHOODVSURYLVLRQRIFRQVWUXFWLRQ compounds.

The Action Plan within the next chapter sets out the key projects and proposals LGHQWL¿HG WKURXJK WKH 0DVWHUSODQ SURFHVV IROORZHG E\ WKH SULRULW\ OHYHO DQG timescales for delivery. These actions will provide a baseline by which the delivery of the Masterplan can be monitored. The Action Plan is a working document and VKRXOGEHXSGDWHGRQDUHJXODUEDVLVWRUHÀHFWSURJUHVVDQGGHYHORSPHQWVZLWKLQ the town centre. IMPLEMENTATION All proposals contained within the Action Plan, will be subject to 43 IXUWKHUFRQVXOWDWLRQGHVLJQDQGUHÀQHPHQW COMBER Town Masterplan

NIEA Northern Ireland Environment Agency 7. ACTION PLAN TNI Transport NI NITB Northern Ireland Tourist Board DOE Department of the Environment NIHE Northern Ireland Housing Executive

Priority Timeframe for Key Stakeholders and Delivery Key Projects and Proposals Level Delivery Agents High Short 1 THE TOWN CENTRE Medium Medium Low Long Townscape Improvements Local Council, DOE, Private 1a Townscape Heritage Improvements and building frontage revitalisation scheme High Short Investors Local Council, Private Investors, 1b Public realm enhancements High Short TNI, DOE 1c Redevelopment of key opportunity sites/encouragement of business/start-up units High Short - Long Private Investors Local Council, Community/Voluntary 1d Heritage Trail and Gateway Strategy Medium Short Sector, NITB Local Council, NIEA, NITB, 1e Extending and improving the heritage trails to exploit the abundance of built and natural heritage High Short – Long Community/Voluntary Sector Local Council, Private Investors, 1f Restoration of walled garden Medium Medium – Long NIEA 1g Restoration of Laurelbank and review of the requirement for a feasibility study of the dams High Short Local Council, NIEA

Accessibility and Movement

1h 7RZQ&HQWUHWUDI¿FDVVHVVPHQW High Short TNI, Local Council

1i Town Centre car parking strategy High Medium Local Council, TNI, Private Investors ,PSURYHGF\FOLQJDQGSHGHVWULDQOLQNVLQDQGDURXQGWKHWRZQH[SORLWLQJWKHEHQH¿WVRIWKHQHZ Local Council, Sustrans, 1j High Short Town Masterplan Town linear greenway through the town Community/Voluntary Sector, TNI 1k Implementation of the Comber By-Pass Phase 3 High Long TNI COMBER 44 COMBER Town Masterplan

Priority Timeframe for Key Stakeholders and Delivery Key Projects and Proposals Level Delivery Agents High Short 2 THE ENLER RIVER PARK (COUNTRY) Medium Medium Low Long Local Council, Sustrans, 2a Comber Greenway extension to town centre High Short Community/Voluntary Sector, TNI 3URPRWLRQRIFRPPXQLW\ZRRGODQGSODQWLQJDOORWPHQWVSRO\WXQQHOVUXVWLFSOD\DUHDVDQG¿VKLQJ Local Council, Community/Voluntary 2b stands to help create the riverside park environment (conceptual masterplan and feasibility study High Medium Sector, Private Investors would help guide the future development of this area) 2c New park and ride facility to include parking, bicycle rental and services. High Medium TNI, Local Council, Sustrans

3 THE ENLER RIVER PARK (URBAN)

Creation of an urban park to include a range of facilities and attractions for visitors and local FRPPXQLWLHV±WRLQFOXGH%0;WUDFNQHZRXWGRRU¿WQHVVIDFLOLWLHVDQGZDONLQJF\FOHWUDLOVWRKHOS Local Council, Community/Voluntary 3a High Short create the riverside park environment (conceptual masterplan and feasibility study would help Sector, NIHE guide the future development of this area) Provision of new community centre and garden – site selection/options appraisal and feasibility Local Council, Community/Voluntary 3b High Short study Sector, NIHE

4 THE ENLER RIVER PARK (LOUGH)

Extension of the linear park towards Strangford Lough to include facilities such as a small harbour, Local Council, DOE, Community/ 4a look-out points, interpretation boards, boardwalks and trim trails– feasibility study and site Medium Short - Medium Voluntary Sector masterplan

5 PARK & RIDE

5a New park and ride facility Medium Medium TNI, Local Council, Sustrans

5b Links to Comber Greenway Medium Medium TNI, Local Council, Sustrans ACTION PLAN 5c Toilets and cycling facilities Medium Medium TNI, Local Council, Sustrans 45 COMBER Town Masterplan Town Masterplan Town COMBER 46