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County Monaghan Retail Strategy 2016-2022

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County Monaghan Retail Strategy 2016-2022 COUNTY MONAGHAN RETAIL STRATEGY 2016 – 2022 March 2016 COUNTY MONAGHAN RETAIL STRATEGY 2016-2022 Prepared by: Planning and Economic Development Unit, Monaghan County Council Disclaimer This Retail Strategy Report is prepared from information that we believe is collated with care, but we do not make any statement to its accuracy or completeness. Persons seeking to place reliance in any information contained in this report for their own or third-party commercial purposes do so at their own risk. 2 | P a g e COUNTY MONAGHAN RETAIL STRATEGY 2016-2022 Table of Contents 1. Introduction.............................................................................................................6 1.1. Purpose of Retail Strategy........................................................................................6 1.2. Methodology............................................................................................................6 1.3. Types of Retail Goods..............................................................................................6 1.4. Context of Retail Hierarchy......................................................................................7 1.4.1. National Policy Context.........................................................................7 1.4.2. Regional Policy Context.........................................................................9 1.4.3. Local Policy Context.............................................................................10 1.5. Core Retail Areas....................................................................................................12 2. Retail Trend Analysis and Assessment of Competing Town Centres.........................13 2.1. Retail Trend Analysis...............................................................................................13 2.2. The Changing Nature of Retail Services in Ireland..................................................14 2.3. Assessment of Competing Retail Centres...............................................................15 2.3.1. Dundalk...................................................................................................16 2.3.2. Cavan Town.............................................................................................17 2.3.3. Blanchardstown Centre...........................................................................17 2.3.4. Dublin City Centre...................................................................................17 2.3.5. Newry City...............................................................................................17 2.3.6. Armagh City.............................................................................................18 2.3.7. Craigavon.................................................................................................18 2.3.8. Enniskillen................................................................................................18 2.3.9. Belfast City Centre...................................................................................19 3. Health Check Analysis............................................................................................. 20 3.1. Assessment of Key Towns.......................................................................................20 3.1.1. Monaghan...............................................................................................20 3.1.2. Carrickmacross........................................................................................22 3.1.3. Castleblayney..........................................................................................24 3.1.4. Clones......................................................................................................25 3.1.5. Ballybay...................................................................................................27 3.1.6. Villages....................................................................................................28 3.2. Retail Floorspace Activity........................................................................................29 4. Projected Floorspace Requirements........................................................................31 4.1. Introduction............................................................................................................31 4.2. Population...............................................................................................................31 4.3. Expenditure Estimates............................................................................................32 4.4. Total Available Expenditure....................................................................................33 4.5. Adjustments for Inflows and Outflows...................................................................34 4.6. Turnover Estimates.................................................................................................36 4.7. Floorspace Capacity................................................................................................37 4.8. Future Retail Floorspace Requirements.................................................................38 5. Recommendations .................................................................................................39 5.1. Retail Strategy and Policy Guidance.......................................................................39 5.2. Retail Hierarchy......................................................................................................39 3 | P a g e COUNTY MONAGHAN RETAIL STRATEGY 2016-2022 5.3. Guidance on the Location and Scale of Retail Development..................................41 5.4. Retail Policies and Objectives.................................................................................41 5.5. Criteria for the Assessment of Future Retail Development...................................44 5.6. The Sequential Test................................................................................................44 5.7. Retail Impact Assessments.....................................................................................44 5.8. Traffic and Transport Assessments........................................................................46 5.9. Criteria for the Assessment of Different Development Types...............................46 5.9.1. Large Convenience Goods Stores...........................................................46 5.9.2. Retail Warehousing................................................................................46 5.9.3. Local Retail Units and Neighbourhood Centres......................................47 5.9.4. Casual Trading.........................................................................................47 5.9.5. Retailing and Motor Fuel Stations...........................................................47 5.9.6. Retailing in Rural Areas...........................................................................47 Appendix I: References........................................................................................................49 4 | P a g e COUNTY MONAGHAN RETAIL STRATEGY 2016-2022 List of Tables Table 1.1 Hierarchy of Settlements Table 2.1 Grocery Market Share, Ireland, May 2015 Table 2.2 Travel distances by road between the main urban centres of County Monaghan and the main urban and retail centres they compete Table 3.1 Baseline Assessment of Retail Floorspace, 2015 Table 4.1 County Monaghan population and projected population Table 4.2 County Monaghan and Towns Target Population Growth, 2019 Table 4.3 Adjustments to Available Expenditure Table 4.4 Adjustments to Available Expenditure based on adjustment to comparison expenditure in the Border Region Table 4.5 Projected Expenditure per capita Table 4.6 County Monaghan population estimates Table 4.7 Total Available Expenditure Table 4.8 Total Available Expenditure adjusted to account for Inflows and Outflows Table 4.9 Existing floorspace in County Monaghan, 2015 Table 4.10 Turnover Ratios Assumed for Existing Floorspace Table 4.11 Turnover of Existing Floorspace in County Monaghan, 2015 Table 4.12 Available Expenditure for Additional Retail Floorspace in County Monaghan Table 4.13 Turnover of Future Retail Floorspace Table 4.14 Indicative Additional Floorspace Requirements for County Monaghan Table 5.1 Retail Floorspace Thresholds 5 | P a g e COUNTY MONAGHAN RETAIL STRATEGY 2016-2022 1.0 Introduction 1.1 Purpose of Retail Strategy This Retail Strategy has been prepared in accordance with the provisions set out in the ‘Retail Planning Guidelines for Planning Authorities’ (Department of Environment, Community and Local Government (DECLG), 2012). The overriding aim of the strategy is to create the appropriate conditions necessary to foster a healthy and vibrant retailing environment in County Monaghan over the period of the strategy. It does so through policy recommendations which are framed in the context of national and regional plans, strategies and guidelines. The strategy provides important information on the quantum, scale and types of retail development required over the period to 2022. 1.2 Methodology This strategy has been prepared following an economic downturn and currently at a stage of modest economic upturn. For this reason there is a need for flexibility with regard to the quantum floorspace. The current retail climate is uncertain and has undergone extensive change in the way people make purchases. Traditional shopping areas have high vacancy rates and difficulties with access
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