Socio-Economic Appraisal

Executive Summary This Socio-Economic Appraisal assesses the suitability of a Community Enterprise Centre, proposed to be delivered as part of Phase 3 of the revised Action Area Plan (AP7) for Charlesland, Greystones, Co. Wicklow. A specific emphasis is placed on the appropriateness of the proposed centre in terms of its scale - 1, 356sq.m, and its intended use – as a dedicated space for start up companies. The appraisal evaluates the proposed centre from four perspectives – planning policy, socio-economic profile of the area, community infrastructure and employment dynamics.

The socio-economic profile sets out key characteristics of the receiving community including age profile dynamics of the future population of Greystones-Delgany and Kilcoole. This helps to establish the likely future needs of residents in terms of community services and employment provision. In this regard, the review of community infrastructure reveals a healthy offering of facilities capable of serving both existing and future residents, particularly in terms of educational and health care provision.

Noting the strong provision of existing and planned community infrastructure and in meeting the requirements of AP7, the Community Enterprise Centre has been designed to accommodate start-ups companies. This aligns well with planning policy objectives to establish an environment that encourages Wicklow residents to set up new businesses in the county. Against this context, the potential of the proposed centre to generate local employment opportunities for the start-up community has been assessed, with a strong positive contribution to delivering jobs targets for the area identified, as summarised below:

• An estimated capacity to support 92 co-working space positions at the Charlesland Community Enterprise Centre (Building A); • The potential number of jobs created by full occupancy of the wider employment zone lands at Charlesland is estimated to be in the region of 1,108 plus positions; • This is far in excess of the 660 positions targeted for Charlesland employment zone in the Greystones- Delgany and Kilcoole Local Area Plan 2013-2019; • At full occupancy, the Charlesland employment zone (to include the proposed centre) could contribute to delivering 22% of the jobs target for the Greystones-Delgany and Kilcoole area;

The high employment density proposed for the facility is a critical facilitatory element that will allow for a substantial jobs yield within a relatively modest building at Charlesland (1,356sq.m). A review of higher density and flexible workspaces has shown that these type of office units offer a well justified and appropriate development solution to supporting the entrepreneurial ambitions of the area, and which can be delivered by the proposed Community Enterprise Centre at a scale that will secure the long term viability of the development.

The appraisal concludes that the intended use and scale of proposed centre is appropriately designed to respond to the future demands of the local labour market. Conversely, a larger facility of c.8, 000sq.m, as is referred to in the LAP, is more compatible with a city centre location such as Dublin city where the employment base, particularly in terms of the market for start-up and incubation spaces, is of a sufficient scale to support the viability of such a centre.

1.0 Introduction

1.1 Overview and Purpose Future Analytics Consulting Ltd. (FAC) has been commissioned by Cairn Homes Property Ltd. to undertake an independent Socio-Economic Appraisal for a Community enterprise centre at Charlesland, Greystones, Co. Wicklow.

This report presents the findings of the appraisal with data led insights on the suitability of a community enterprise centre of 1,356 sq.m, as is proposed by Cairn Homes Property Ltd in delivering Phase 3 of the revised Charlesland Action Area Plan (AP7). This report accompanies the submission documents pertaining to a Strategic Housing Development (SHD) application for the lands.

1.2 Structure of this Report The purpose of this appraisal is to assess the suitability of the proposed centre in terms of its scale and intended use, in responding to the community enterprise needs of the future Charlesland community. The appraisal is built on five strands, as depicted in Figure 1. Collectively, the parameters set out in Strands 1-4 below i.e. planning policy, socio-economic profile, community infrastructure and employment dynamics, are important criteria in evaluating the capacity of the centre to contribute to socio-economic ambitions for the area.

Figure 1 Socio-Economic Appraisal: Approach

2.0 Charlesland Action Area Plan (AP7)

2.1 Overview The Greystones – Delgany and Kilcoole Local Area Plan (LAP) 2013-2019 established the requirement for an Action Area Plan for Charlesland on lands approximately 29ha in size (Figure 2). In developing the area for a mix of uses including residential, employment and schools, a requirement was set out for a community enterprise centre of c. 8,000m², which shall include a start-up facility of c. 2,800m² to be handed over to an appropriate community enterprise organisation. The LAP states that while development shall be in accordance with the agreed action plan, proposals to revise an existing agreed action plan or to make a new action plan can be made at any stage, where it is clear that the agreed action plan differs from the objectives for that area, as set out within the current local area plan.

A revised AP7 has recently been submitted to Wicklow County Council for consideration. Among other elements, the revised AP7 proposes a phased approach to the delivery of the community enterprise requirement, with a 1,356 facility proposed as part of Phase 3. Phase 3 encapsulates all of the lands south of the L1221 and involves the following:

• Deliver the next phase of residential development in tandem with a first phase Community and Enterprise Centre and Office development (to be located on the employment lands), and public bus parking facility (all part of a single planning application).

• Confirm and agree the revised school site area (with the Department of Education).

• Prepare a detailed masterplan for the remainder of the employment lands (to include for employment uses including offices, and potential future Garda station)

This report provides an evidence-based assessment of the suitability of a phased approach to delivery of the Community Enterprise element. This involves a review of the potential jobs contribution a facility of 1,356sq.m in the context of the wider employment lands at Charlesland can bring, and consideration of the market viability of a phased approach, as compared to the larger 8,000sq.m facility referred to in the Greystones- Delgany LAP.

Figure 2 Action Plan 7 (AP7) lands

The Charlesland Action Plan (AP7) was initially agreed with Wicklow County Council in April 2017 providing for a mix of residential, employment, community and enterprise uses. Five phases of development plan/Masterplanning were originally envisaged, comprising residential and school to the north of the L1221 (Phases 1 and 2), employment lands (including community enterprise centre and potential Garda station), additional residential lands and another school site to the south of the L1221 (Phases 3,4,5).

2.2 Requirement for a Community Enterprise Facility This socio-economic appraisal arises in relation to the requirement to deliver a community enterprise centre on the AP7 lands. Specifically, it relates to the proposed development of a 1,356sq.m community enterprise centre to the south of the land bank within the Charlesland Action Plan (AP7). This centre will serve the future resident population of the Charlesland scheme and the wider Greystones area.

The applicant maintains that the scale of the facility as proposed, at 1,356sq.m is a more sensitive and economically viable development solution in the short term. The Masterplan for the employment lands prepared by Darmody Architecture and Bannon Commercial Agents for Cairn Homes also outlines how, in the long term, the full complement of community enterprise use as envisaged in the LAP, can be achieved, should market conditions in the future support it. This would be delivered in Phase 4 of the AP7 Action Plan along with completion of the remainder of the employment zoned lands to provide a variety of employment opportunities.

2.3 Development to date and Revised Phasing Plan Planning permission for Phase 1 and 2 has been obtained with work well underway on a 242-unit residential scheme and creche situated on the northern portion of the AP7 lands.

Development of the lands is subject to the land use zonings set out in Table 1. The proposed revision to AP7 seeks to revise and combine the remaining phases proposed for the lands south of the L1221 into two phases as follows:

Phase 3

• Bring forward the delivery of further residential development in tandem with the new community enterprise centre (to be located on the employment lands), and public bus parking facility (as part of a single planning proposal). • Concurrently, - Confirm and agree the revised school site area (with the Department of Education) - Prepare a detailed masterplan for the remainder of the employment lands (to include for employment uses including offices, future garda station)

The residential element proposed as part of Phase 3 consists of 354 no. residential units comprising of 124 no. two storey houses (93 no. three bed houses, 18 no. four bed houses and 13 no. two bed houses) and 60 duplex apartments (30 two beds and 30 three beds) in 2 no. buildings extending to five storeys with a setback sixth floor.

Phase 4

• Provide for the delivery of the employment lands (including the Garda station) and the school site.

Table 1 AP7 Land Uses Zoning Objectives

Figure 3 Proposed AP7 lands at Charlesland – Phasing

2.4 Community Enterprise Centre The Community Enterprise centre (referred to as Building A in Masterplan of Employment Lands prepared by Darmody Architecture) is proposed as part of Phase 3 for the south west portion of the Charlesland lands (Figure 4). The proposed centre extends to c. 1,356sqm.

A two-storey building is proposed comprising the following: • A large conference facility • 3 smaller meeting rooms • 17 individual rooms/units for working • Entrance hall and reception area/ restrooms and staff facilities • Parking for 46 no. cars and 54 no. bicycle spaces In meeting the requirements of AP7, the community enterprise centre has been designed to accommodate start-ups companies. A Masterplan for the phase 3 employment land submitted as part of this application shows the proposed location of the Community Enterprise Centre at Building A (as highlighted in Figure 4).

Figure 4 Masterplan of Employment Lands with proposed Enterprise Building highlighted in red.

3.0 Policy Context This section sets out national, regional and local policy of relevance to the Charlesland development scheme, and in particularly the proposed community enterprise centre.

3.1 Project Ireland 2040 - National Planning Framework The National Planning Framework (NPF) is the Government’s high-level strategic plan for shaping the future growth and development of our country out to the year 2040. The development of the AP7 lands and the creation of a sustainable residential community supported by employment and community services contribute on a local level to the NPF goals of compact growth and sustainable mobility. In line with National Policy Objective 33, the development of Charlesland contributes to the provision of new homes in a location that can support development at an appropriate scale relative to its location.

In addition to the employment zone proposed for the southwest portion of the lands, the proposed community enterprise centre of 1,356 sq.m will present a significant new asset in supporting the growth and development of North Wicklow’s entrepreneurial base.

3.2 Regional Spatial and Economic Strategy (RSES) for the Eastern and Midland Region The Regional Economic and Spatial Strategy (RSES) for the Eastern and Midland Regional Assembly (EMRA) has been reviewed in terms of regional policy perspectives relevant to Greystones and the development of an employment base at Charlesland.

Greystones is located within the designated Dublin Metropolitan Area (DMA) and has been identified as a strategic development area in the Metropolitan Areas Strategic Plan (MASP). Development in these areas must promote sustainable compact growth in coordination with the provision of infrastructure and services.

The employment zone and community enterprise centre proposed for Charlesland will make a substantial contribution to the employment base for North Wicklow providing self-sustaining services for the local population (both existing and new), in accordance with the principles and goals of the RSES. The IDA strategic site situated c.700m to the northeast of the AP7 lands, along with Fassaroe in Bray, is specifically highlighted for the potential it brings in strengthening the employment base and reduce commuting pressures in North Wicklow. The proximity to the IDA site is hugely positive in terms of opportunities for potential sectoral clustering, and the forging of business links and networking opportunities for new start- ups.

3.3 Wicklow County Development Plan 2016-20222 In the Wicklow County Development Plan 2016-2022 Greystones/Delgany is designated as a Level 3 Large Growth Town II. While recognising its strategic location and ‘liveability’ factor, the CDP highlights the failure of the town in attracting a sufficient level of employment facilities to respond to the growing population. This has led to high levels of commuting out of the town with a substantial portion of the population commuting to other locations for employment. Greystones role in the ‘Bray/Cherrywood/Greystones Core Economic Area’ (RPGs) is to attract a concentration of major employment generating investment and to target investment from foreign and local sources in a mixture of ‘people’ and ‘product’ intensive industries. An economically self-

sustaining settlement is envisaged for the town, with a critical mass of population (including its catchment) that is capable of supporting facilities such as high-quality secondary education service, a small hospital or Primary Health Centre type facility and comparison retail centre.

The CDP defines the catchment of Greystones as extending to Kilcoole, Newcastle and Kilpedder. Kilcoole in particular is highlighted for its strong links to Greystones. In this regard, the vision of the Greystones-Delgany and Kilcoole LAP 2013-2019 is referred to, specifically the aim to capitalize on the dynamism between the settlements so that the combined area functions as a successful and sustainable entity, whereby each settlement retains their own separate identity and provides services and facilities for its own local population.

An important element of the CDP in terms of the future economic development of the County includes the commitment to improve the jobs ratio for the County as a whole and to stem the currently high levels of commuting out of the County. A figure of 65% overall for the county by 2028 is set out, with a higher job’s ratio for some areas in order to offset the lower ratio likely to be achieve by some rural areas and villages. As a level 1-4 growth centre, Greystones/Delgany is one such area, with a jobs target ratio of 80% by 2028. This is an ambitious target which would require 3,300 jobs. The vision for how to achieve this emphasises the economic function of Greystones/Delgany to act as a subsidiary attractor for inward investment targeting foreign and local investment, ‘people’ and ‘product’’ intensive industries.

Achieving these jobs target would greatly assist in tackling the large level of out-commuting apparent for the north east of the county in particular. Greystones-Delgany and Blessington are specifically referred to in the Plan as exhibiting a high degree of out-commuting in excess of 80%, to a wide range of locations, particularly Dún Laoghaire Rathdown and Dublin City.

On a positive note, the CDP notes that Wicklow’s proportion of ‘employers and managers’ (21%), ‘professionals’ (8%), ‘corporate managers and directors’ and ‘other managers and proprietors’ is higher than the State or Leinster average. The number of persons educated to third level or higher in Wicklow is also slightly higher than the national average. With this, the skills, abilities and educational capacity of Wicklow residents to run businesses, establish new enterprises and be innovators and entrepreneurs, is recognised. The Plan notes the importance of establishing an environment and framework that encourages Wicklow residents to establish businesses in the county and in particular within the County’s identified key urban centres. Entrepreneurial activity will be supported and facilitated wherever possible, for example, by facilitating developments / applications engaged in training and education, and business start-up and incubator facilities.

3.4 Wicklow Local Economic and Community Plan (LECP) 2016-2022 The LECP sets out a series of local level plans to deliver on wide policy objectives to achieve economic growth and improve the jobs ratio in Co. Wicklow. The Plan presents a summary profile of the socio-economic characteristics of the County. On the economy, the LECP refers to the poor employment to population ratio of 42% and the high level of commuting out of the county for employment, with Greystones-Delgany specifically highlighted in this regard. Stimulating business growth and employment creation opportunities are core elements of the LECP. The high level of educational attainment for the county’s resident base is highlighted as a key strength that can be harnessed to increase the jobs ratio and reverse the high level of out-commuting.

An emphasis is also placed on developing the micro-enterprise base of the county. Data from Wicklow LEO shows that there are over 5,3000 micro enterprises operating in the County. Of these, approximately 75% of micro enterprises trade in the Irish economy only. Opportunities identified to support further growth in micro- enterprise base including capitalising and developing links between existing firms, third levels institutions and local services, forging greater links with business interests (local and international) as an attractor for FDI Interagency structures and strategic partnerships, and setting up more coherent and accessible approach to social and economic development. High level goals 6 and 7, set out below are particularly pertinent to the development proposal for the Community Enterprise centre at Charlesland.

3.5 Greystones – Delgany and Kilcoole Local Area Plan 2013-2019

The Greystones – Delgany and Kilcoole Local Area Plan (LAP) 2013-2019 provides a plan for the exclusive growth of each settlement, while recognising the links between the settlements and the co-sharing of certain services, facilities and infrastructure between the settlements including community, recreational and retail.

The plan pertains to the six-year period between 2013 and 2019, but it is framed within the nine-year period up to 2022. The LAP is due to be extended when it expires on 29th September 2019.

The vision set out in the Plan is to create a high quality, attractive and sustainable place to live, visit and conduct business, and to maximise the potential opportunities associated with its strategic location at the edge of the Dublin Metropolitan Area. Attracting major employment-generating investment and investment from foreign and local sources in a mixture of ‘people’ and ‘product’ intensive industries is a central tenet of the development strategy. The employment and economic development strategy of the Plan sets out job’s targets of approximately 7,000 jobs (including existing and new jobs) for the combined area of Greystones-Delgany and Kilcoole. In support of this, the LAP emphasises the development of incubator/enterprise units for small and medium enterprises, and knowledge and service-based employment facilities.

The LAP notes that Greystones-Delgany is generally well served by social infrastructure but highlights the requirement for additional investment in infrastructure to service the needs of the future population. However, a lack of infrastructure specifically playgrounds, facilities for teenagers and community buildings is highlighted for Kilcoole.

Objectives relevant to the Charlesland site are set out under Action Area Plan 7, as referred to in Section 2.1 earlier.

4.0 Socio-Economic Profile of Greystones and Environs – Existing and Projected

4.1 Overview The demographic and household composition elements of the socio-economic assessment focuses on the settlements of Greystones-Delgany, and Kilcoole, as defined by the CSO Census 2016 Settlement boundaries (Figure 5).

The Charlesland AP7 lands are situated along the south-east fringes of the Greystones-Delgany settlement. Sections of the Phase 3 and Phase 4A of the lands fall just outside the settlement boundary. The northern boundary of the settlement of Kilcoole is located 700m to the south of Charlesland.

4.2 Population and Age Structure 4.2.1 Existing

Rapidly Growing Population: The 2016 Census shows a rapidly growing population for Greystones-Delgany higher than the average growth rate experienced in Co. Wicklow as a whole (+12.8% over the 2006-2016) and higher than national growth (+12.2% for the same period). The total population for the town was 14,569 in 2006, growing to 17,919 in 2011, and to 18,140 people by 20161. This represents a +24% (3,571 people) increase in the size of the town over decade 2006- 2016.

The population of Kilcoole was recorded as 4,239 in the 2016 Figure 5 Greystones-Delgany & Kilcoole Settlement Census, a 30% increase on 2006 levels (3,252 persons). Boundaries

Vibrant Community: An important indicator for future community and employment requirements is the age structure of the population. In this regard, the 2016 Census results reveals a vibrant local population with 62.8% (11,386 people) of Greystones-Delgany residents falling into the 15-64 age bracket. The dependent population (those under the age of 14 and over the age of 65) comprise 37% of the total population.

A similar case is apparent for Kilcoole, where 65.5% of the population are between the ages of 15-64 and 34.5% are under 14 years of age or above 65 years of age.

4.2.2 Projected

Understanding the future population growth likely to take place in an area is an essential component in forward planning for community and employment needs. In the context of this report, population projections provide an important evidence base in assessing the capacity of the proposed community enterprise centre at Charlesland to respond to the needs of future residents.

1 Settlement boundaries changed between census.

The Wicklow County Development Plan sets a population target of 24,000 people by 2028 for Greystones- Delgany. A demographic cohort analysis of the most up to date population data taken from the 2016 Census and past Census data was undertaken by FAC using the Cohort Component Model (CCM) methodology. CCM is a best in-class method for population projection world-wide. It considers population growth according to age specific levels, changes in fertility, mortality and migration over time. Utilising this method, the population has been projected forward to 2026 for Greystones. Over this 10-year period the population of Greystones- Delgany will grow a further +12.5% to 20,413 people – a more conservative estimate than that which is set out in the CDP. Population projections undertake for the settlement of Kilcoole indicate a growth of 17.3% to 4,973 people by 2028.

Figure 6 Greystones-Delgany

Figure 7 Kilcoole

Changing Age Profile: While the overall population is increasing, a 25% reduction in the number of children aged 0-14 years is anticipated in the forthcoming years to 2028 (Table 2). However, Greystones-Delgany will see a 44% increase in the number of over 65’s residing in the area, rising from 2,190 to 3,166 people by 2028 (and representing 15% of the total population of the settlement). The future provision of CI infrastructure that specifically caters to the needs of an ageing population is brought further into focus when the requirements of neighbouring centres such as Kilcoole are considered (where an ageing population is also apparent). This mirrors a general trend evident for the County as a whole.

Table 2 Population Projections by Age Cohort

Area Year 0-14 15-64 65+ Greystones-Delgany 2016 4,564 11,386 2,190 Greystones-Delgany 2028 3,412 13,835 3,166

Kilcoole 2016 1,108 2,775 356 Kilcoole 2028 884 3,447 642

County Wicklow 2016 32,267 91,582 18,576 County Wicklow 2028 27,641 106,434 27,099

4.3 Families and Household Composition Family Oriented - review of family composition reveals that a high proportion (48%) of families within the town have children aged pre-school to adolescent. In Kilcoole, that figure is even higher at 51% of all families.

Household Composition - The structure of household size (1, 2, 3, 4, 5+ person households) changes over time as preferences and practicalities around housing availability, affordability, societal norms and family stage change. An understanding of household composition is useful in forming the types of community infrastructure that might be required in an area. For instance, a high level of +4 person households is general suggestive of a family structure which can give cues on the type of social infrastructure required for an area. Or where there is a heavy concentration of 2-person households and the age structure of the area shows a high proportion of older people, it may be concluded that social infrastructure that meets the needs of an ageing population is likely to be required.

A trend towards smaller households is recognised in the CDP with a recommendation that provision should be made in housing plans for more 1 and 2 bedroomed units. The 2016 Census results shows a prevalence of 2 persons households in Greystones-Delgany with 28% of all households comprising of two occupants. In neighbouring Kilcoole, 4-person households and 2-person households are most common.

4.4 Working Population - Commuter profile of study area CSO workplace zone data has been selected for EDs within the Greystones-Delgany and Kilcoole area that have a high intensity of employment activity (Figure 8). The data indicates that there are 3,561 people working in Greystones-Delgany each day with 1,234 people working in Kilcoole, a combined total of 4,795.

Persistently High Commuting Level - However, the high levels of commuting recognised in the County Development Plan 2016-2022 remain persistently high with POWSCAR data from the 2016 Census indicating that 62% (8,587) of workers and students residing in Greystones-Delgany and Kilcoole people leave the area on a daily basis. This falls significantly short of the job’s ratio target set out for the area of 80% by 2028, as referred to in Section 3.0.

Figure 8 Workplace Zones, Greystones-Delgany and Kilcoole

4.5 Working Population – Education and Skills Skilled Local Workforce –There is an educated local workforce with 46.1% of the Greystones-Delgany population having earned a 3rd level education qualification. A further 26% of Kilcoole residents are educated to third level.

The proportion of professional workers in both Greystones and Delgany is amongst the highest of all the main settlement areas within the County. 29% of the Greystones workforce are considered ‘Employers or Managers’ with a further 29% employed in office type employment (higher or lower professionals). However, Greystones (along with Delgany) has a particularly high level of employment leakage with 56% of residents with a 3rd level education or higher working outside the area. The ‘Information and Communication, Financial, Real Estate’

sector based in Dublin 1, 2 and 4 has the largest share of all sectors within which Greystones residents are employed.

Table 3 Greystones-Delgany - Socio-Economic Groups, Census 2016

6,000 5,297 5,297 5,000

4,000

3,227 3,227 2,988 2,988

3,000 2,287 2,287

2,000 1,573

977 977 757 757

1,000 707

227 227

40 40 36 36 -

In Kilcoole, 39% of the labour force area in engaged as employers, managers or professionals (higher and lower grade). A further 24% are classified as ‘non-manual’ workers.

Table 4 Kilcoole - Socio-Economic Groups, Census 2016

1,200 1,012 1,012 1,000 914 800

600 521

430 430

403 403

339 339 272 272 400 268

200 111

11 11 10 10 -

5.0 Community Infrastructure

This section presents the findings of an audit of community infrastructure situated in the Greystones-Delgany and Kilcoole area. Community infrastructure includes a wide range of services and facilities that contribute to quality of life. The appropriate uses defined in the revised Charlesland Action Plan (AP7) and set out below were included in the audit.

Community and educational uses, institutional uses including burial grounds, places of worship, schools, training facilities, childcare, nursing homes, Garda station, health centre and GPs, community buildings, sports and recreational facilities.

The purpose of reviewing current provision of community infrastructure is to ascertain the likely future need for facilities and services in the area. A full overview of community infrastructure identified in Greystones-Delgany and Kilcoole has been set out on the accompanying maps overleaf (Figures 9 and 10).

Figure 9 Community Infrastructure – Greystones-Delgany

Figure 10 Community Infrastructure - Kilcoole

5.1 Education The provision of primary and post primary education facilities is an essential element in the delivery of successful, sustainable communities.

Primary Education

There are nine primary schools serving the general Greystones area and one primary level school in Kilcoole. Primary school enrolment data from the Higher Education Authority shows there were 3,874 enrolments in these schools for academic years 2018/2019 (as of September 2018).

Table 5 Population Projections

Area c2016 p2028 Population projections undertaken for 2028 Greystones-Delgany 18,140 20,413 show a substantial reduction in the 0-14 age Kilcoole 4,239 4,973 cohorts for both Greystones-Delgany and County Wicklow 142,425 161,173 Kilcoole (25% for Greystones-Delgany and 20% Area Year 0-14 reduction notable for Kilcoole). This indicates Greystones-Delgany 2016 4,564 there will be less demand placed on primary Greystones-Delgany 2028 3,412 school infrastructure in the decade ahead to Kilcoole 2016 1,108 2028. The Greystones-Delgany LAP identifies a Kilcoole 2028 884 requirement to provide extra school capacity for 344 places. In response, the plans set out in AP7 provides for both a primary school and a secondary school to cater to the future resident population. With the addition of these schools and bearing in mind the projected population figures for school going age residents, future growth is not likely to place significant additional strain on current infrastructure. Details pertaining to the current and long-term capacity of these schools is set out in Table 6 below.

Table 6 Total Enrolment in Mainstream National Schools for the 2018/2019 school year (enrolment as of 28th September 2018) Primary School Current Enrolment St Patrick's National School 266 Delgany N S 223 St Brigids School 508 Scoil Naomh Caoimhghin 502 St Laurences N S 681 Greystones Educate Together National School 468 Gaelscoil Na Gcloch Liath 443 Greystones Community NS 186 Kilcoole National School 597 Total: 3,874

Furthermore, analysis undertaken during the preparation of the Greystones-Delgany LAP (Appendix A- Background Analysis) on current and project education adopted an assumption held by Department of Education and Skills that 12% of the population at any given time is of primary school going age. Applying this assumption to the 2016 total combined population for Greystones-Delgany and Kilcool equates to 2,685 children (12% of 22,379). Given current enrolments, it is clear that the primary schools in the settlement continue to provide for a wider catchment than the settlement. Looking ahead to 2028, the proportion of the projected population of school going age is 3,046. With the addition of the new school at Charlesland, primary level educational capacity in the study area is predicted to be sufficient to cater for future needs.

Secondary Education

There are two secondary schools in Greystones-Delgany and one school, a Gaelscoil, in Kilcoole. Total Enrolment in Post-Primary Schools for 2018/2019 school year (enrolment is as of 28th September 2018). AP7 lands have been reserved for a secondary school which will add to available capacity for local school places. Applying the Department of Education and Skills assumption that 8.5% of the population at any given time is of post primary school going age results in 1,902 second level students. This appears to hold relevance in terms of current enrolment figures which are marginally above this at 1,942. The projected population for 2028 of 25,386 (for Greystones-Delgany and Kilcoole) would result in an estimated requirement for 2,157 secondary school places. AP7 lands have been reserved for a secondary school which will add to available capacity for local school places.

Table 7 Total Enrolment in Secondary Schools for the 2018/2019 school year (enrolment as of 28th September 2018)

Secondary School Current Enrolment St David's Holy Faith Secondary 570 Temple Carrig Secondary School 669 Colaiste Chraobh Abhann Kilcoole 715 Total: 1,954

5.2 Childcare A Childcare Capacity Assessment prepared by McGill Planning in support of the planning application for Phase 2 indicates a sufficient supply between existing and recently granted applications for crèches to cater for the demand of the existing and proposed developments in the area. The audit identified a requirement of 71 childcare spaces likely to be generated by the proposed development. Construction on a new crèche is due to commence shortly (having received planning approval as part of phase 1). This will deliver 118 spaces. Along with five other crèches identified with 20 vacant spaces in the catchment area surveyed (Figure 11), the demand for creche spaces will be met by existing and proposed facilities.

Figure 11 Catchment Area – Childcare Capacity Assessment prepared by McGill Planning, February 2019

A review of créches situated within the wider settlement of Greystones-Delgany and Kilcoole reveals that there are 23 childcare facilities serving the area (refer to Figures 9 and 10 and Appendix 3 for listing and additional maps).

5.3 Health care The review of health facilities indicates a broad range of services comprising 6 health/medical centres with 22 practising GPS and 9 nurses, 6 dental practices and 9 pharmacies in Greystones-Delgany and Kilcoole (shown on Figures 9 and 10 with inventory of facilities and additional maps provided in Appendix 3). In addition to general practice medicine, health centres also provide for services in counselling, psychiatry, physiotherapy, osteopathy and acupuncture. There are also 4 nursing homes located within the area.

The demographic analysis set out in Section 4.2 highlights the changing age structure of Greystones -Delgany with a particularly strong rate of growth in the older age cohorts. The demographic profile of the study area is comparable to the national trend in that the population of urban areas is growing with people living longer. With this, additional pressure will be placed on health services.

There is a health service ratio of 0.98 GP practices per 1,000 of population (for combined population of Greystones-Delgany and Kilcoole). The national average GPs per 1,000 of the population is 0.26. Based on this ratio, there will not be a critical requirement for additional GPs as the population continues to grow.

5.4 Community Facilities There are a wide range of community facilities located within Greystones-Delgany and Kilcoole area. For this exercise, all youth centres, sports centres, playgrounds, community centres, bring centres, libraries, post offices, credit unions and open spaces were identified and mapped (shown on Figures 9 and 10 with inventory of facilities and additional maps provided in Appendix 3). These assets include 4 community centres, a family resource centre and Mens Shed. A wide range of sports and recreation clubs are active in the area including sailing, bowling, soccer, GAA, tennis, two Golf Clubs, badminton and a toastmaster’s club. There are also 8 local parks with 4 playgrounds, a library and credit union. Entertainment, Dance Schools, Yoga Studios, and musical lessons are offered at Greystones Studio. The Shoreline Leisure Centre is a significant local asset with swimming pool, astro pitches, athletics track, skate park, basketball court, gym and a range of sports classes and kids camps on offer.

6.0 Enterprise and employment This section sets out the job’s targets defined by Wicklow County Council for Greystones-Delgany and Kilcoole and evaluates the potential contribution of the proposed Community Enterprise facility to these targets.

6.1 Local Jobs Targets

The background analysis undertaken in support of the Greystones-Delgany LAP (Appendix A) refers to a jobs target of c.6,000 for Greystones. Using 2006 POWSCAR information, an existing potential for at least 1,671 jobs within the town is set out. These 1,671 jobs are attributed to lands already developed as an employment facility, on either employment zoned or non-employment zoned land, in uses including for example town centre, commercial, tourist, community, residential institutions, cultural use. The LAP attributes an additional 250 jobs to town centre areas taking into account opportunities for growth and intensification of uses.

As such, this results in a requirement for 4,079 new jobs. To meet this target, three main employment zones were identified as having the capacity to deliver this level of jobs, as set out in Table 8. Employment density assumptions regarding average plot ratio and amount of floor area per employee per use of employment type were then used to determine the maximum jobs potential arising from employment zoned land.

As set out in Table 8, a maximum jobs potential capacity of 660 positions was identified for the Charlesland employment lands. This is based on a site area of c.6.6ha and a plot ratio of 0.5ha, with 33,000sq.m of (employment) floor area generated. The LAP assigns a very low employment density of 50sq.m floor space per employee.

Table 8 Maximum jobs potential arising from employment zoned land in Greystones-Delgany

A total jobs requirement of c. 1,000 jobs by 2022 was set out for Kilcoole. At least 320 of these jobs were allocated to existing employment facilities, on either employment zoned or non-employment zoned land. In addition, at least 50 jobs were estimated to arise from an intensification of use at these existing centres. Taking account of the above, a need to provide greenfield employment zoned land for c.650 jobs was identified. A breakdown of how this allocation was intended to be distributed across employment zoned lands is set out in the table below (as extracted from Appendix 1 of the LAP). This results in a combined jobs target of 5,150 for undeveloped employment zoned lands.

Table 9 Maximum jobs potential arising from employment zoned land in Kilcoole

6.2 Proposed CE Facility – Employment Generating Capacity

The UK employment density guidelines2 have been applied to estimate the full-time equivalent (FTE) employment positions that could be created on full occupancy of the Community Enterprise centre. Employment density refers to the average floorspace (in m²) per FTE member of staff (extract provided in Appendix 1).

The recommended density guidelines for small and startup businesses are relevant, including incubator, student and co-working spaces. Co-Working Spaces are described in the guidelines as spaces that tend to consist of a large open plan office area offering shared desks where businesses work alongside one another. They often provide small meeting rooms and conference facilities alongside shared workspace. Operationally they tend to work on a membership basis with businesses having access for a pre-determined amount of time per month, although many do rent desk space on a permanent basis to provide an anchor tenant. This description aligns well with the proposed use of the Community enterprise centre as a facility for start-up businesses.

Table 10 Employment Density Guidelines (Source: U.K Home and Communities Agency, 2015)

The proposed centre offers 1,356 square meters of small business workspace (Building A). Applying standard deductions (in line with the HCA Employment Density Guidelines – Table 6) for net internal area (assumes 15% less than gross floor area i.e. 1,152sq.m), a full-time employment equivalent of 92 positions has been determined using the median density (12.5sq.m) for a small business workspace (co-working) (Table 11). High, median and low-density scenarios for co-working spaces are also provided in Table 11.

2 Home & Communities Agency (2015) Employment Density Guide. Available at: https://www.gov.uk/government/uploads/system/uploads/attachment_data/file/484133/employment_density_guide_3rd_edition.pdf. Accessed 30/04/19.

Table 11 Employment Density Scenarios for a 1,365 sq.m Community Enterprise Facility (Building A)

Category Gross Floor Area Net Internal Area Employment FTE (GFA) sq.m (NIA) deduction Density per FTE sq.m Small Business 1,356 1,152 15 (low) 77 Workspace: Co- 12.5 (median) 92 Working 10 (high) 115

As referred to earlier, an option to increase the floor area of the community enterprise building by 2-storeys is set out in the Masterplan of Employment Lands (refer to page 09 Option 2 of the Masterplan). Option 2 is provided to demonstrate the flexibility of the building to respond to future CE requirements. This additional space could potentially be flexible spaces suitable for ‘makers’ resulting in 42 FTE spaces as set out in Table 12 (using a median density for Maker Spaces).

Table 12 Future development scenario for Building A (additional 2 storeys of maker space)

Category Gross Floor Area Net Internal Area Employment FTE (GFA) sq.m (NIA) deduction Density per FTE sq.m Building A: 1,356 1,152 15 (low) 77 Small Business 27.5 (medium) 42 Workspace: Maker 40 (high) 29 spaces

6.3 Additional Charlesland Employment Lands – Employment Generating Capacity

In assessing the suitability of the proposed community enterprise centre, it is important to have regard to the wider plans for the AP7 lands, most notably the employment zone which is due to be developed as part of Phase 4. Proximity and a physical connection to a larger business community, as will be the case for the Charlesland Community Enterprise facility, is an important strength that will appeal to start up companies and budding entrepreneurs, helping to secure the viability of the centre.

A draft Area Schedule for the Masterplan Employment Lands prepared by Darmody Architecture shows an indicative gross floor space of c.21,552 sq.m inclusive of the community enterprise building.

This GFA for buildings situated within the employment zone has been used to explore the future potential jobs generated by the full development of the employment zoned lands of AP7. Applying the employment density guidelines for general office space, sub-categories ‘professional services’ and ‘light industry’ to buildings proposed as part of the employment zoned lands (excluding the community enterprise centre), reveals a potential jobs yield of 1,016 positions (Table 13).

Figure 12 Draft Area Schule for the Masterplan Employment Lands

Table 13 Employment Density of Charlesland Employment Lands (excluding CE)

Category Gross Floor Area Net Internal Area Employment FTE (GFA) sq.m (NIA) deduction Density per FTE sq.m General Office – 12,800 10,880 12 907 Professional Services

(Buildings A2, C1, C2, D1, D2) Warehousing 6,020 5,117 47 109 /manufacturing

(Buildings B1, B2, B3) Total 1,016

With the addition of the proposed community enterprise centre (estimated above as 92 FTE), the potential number of jobs created by the employment zone rises to 1,108.

• This exceeds the maximum jobs potential of 660 positions identified for the Charlesland employment lands in the LAP Background Study by 68%.

• At full occupancy, the employment zoned lands including the proposed community enterprise centre could contribute to achieving 22% of the overall job’s targets for Greystones by 2022.

Given its proximity to Kilcoole, it is also relevant to assess the potential contribution development of the full extent of employment lands at Charlesland could bring in terms of meeting the combined jobs targets for both Greystones-Delgany and Kilcoole (i.e. 5,150 combined jobs target for undeveloped employment lands). A potential contribution of 22% of overall target for Greystones-Delgany and Kilcoole has been identified.

Furthermore, Greystones Community National Schools (to be developed by the Department of Education and Skills) situated on the northeast side of the AP7 lands, the future secondary school for which the lands to the south east of AP7 are reserved, and the crèche delivered as part of Phase 1 of the development will also provide additional employment sources at Charlesland.

6.4 Provision of jobs for future labour force

FAC workforce projections to 2028 show that there will be 13,835 people of working age (defined as the 15-64 age cohort) in the Greystones-Delgany settlement. The development at Charlesland could potentially provide work for 8% of this total future workforce. The addition of the Kilcoole increases the future labour force of the area to 17,282 people.

6.5 An 8,000sq.m Community Enterprise Facility

For comparative purposes, the employment density guidelines have been applied to a larger 8,000 sq.m with 2,800 sq.m for start-ups as referred to in the Greystones-Delgany LAP. As set out in Table 14, this would result in 558 potential positions comprising 190 co-working space positions and 368 general office positions (based on 2,800sq.m incubator and 5,200sq.m of general office space and applying 15% deduction for net internal area).

Table 14 Employment Density of an 8,000sq.m Community Enterprise Facility

Category Gross Floor Area Net Internal Area Employment FTE (GFA) sq.m (NIA) deduction Density per FTE sq.m Small Business 2,800 2,380 12.5 (median 190 Workspace: Co- density) Working General Office – 5,200 4,420 12 368 Professional Services Total 8,000 6,800 - 558

Taking into account the full development of the employment zoned lands to include an 8,000 sq.m CE facility, results in the creation of c.1,574 potential positions (1,016 plus 558). This is 914 more positions than that which is envisaged in the LAP Background Study for the Charlesland employment zoned land, representing a 138% increase on the original target for Charlesland.

Applying FAC workforce projections to 2028 for Greystones-Delgany (13,835 people) to the employment figure for a larger CE facility (8,000sq.m) and to the wider employment zone lands, could potentially provide work for 11% of total future work force.

6.6 Future Job Creation Capacity for Greystones-Delgany and Kilcoole Employment Lands

The viability of the proposed community enterprise scheme has also been considered in the context of the future employment generating capacity of Greystones-Delgany and Kilcoole as a whole by focusing on the potential arising from undeveloped employment zoned land. This involved a five-step process, as follows:

(i) Employment zoned lands designated in the Greystones-Delgany and Kilcoole LAP 2013 were mapped. (ii) Google map satellite imagery was used to undertake a visual assessment of the extent to which this land has been developed (Appendix 2). (iii) Using satellite imagery an approximation of site area developed was set out to determine the extent of undeveloped zoned lands (hectares). This includes the AP7 employment lands. (iv) A plot ratio of 1.5 (15, 00sq.m of development per hectare) with 75% site coverage as set out in Wicklow County Development Plan 2016-2022 for office development has been applied to determine the potential floor area of units on undeveloped zoned employment lands.

Table 15 Intensity of development (density) guidelines – Wicklow County Development Plan 2012-2022

(v) This is then used to estimate potential FTE using the UK Employment Density Guidelines (Appendix 1). (vi) The type of employment envisaged for each site as set out in the zoning matrix of the LAP was used to determine the appropriate employment density to apply.

Table 16 Zoning Matrix (Table 11.1) of Greystones-Delgany and Kilcoole LAP 2013

This is a hypothetical exercise necessitating several assumptions on gross external floor area and net internal floor area, as set out in Table 17 and accompanying footnotes. Based on the scenario assumptions, an estimated 11,779 FTE jobs could be generated with the development of remaining, as yet undeveloped, employment lands in Greystones-Delgany and Kilcoole.

Table 17 Estimate number of jobs generated with the full occupation of undeveloped zoned employment land

Undeveloped Estimated 1.5 plot 75% Site Internal Employment FTE Employment Zoned Area (ha) ratio coverage /External Net Density per Lands (sq.m) Area FTE (Gen Deduction Office Greystones-Delgany E: Employment 39.6 594,000 445,500 222,7503 534 4,202 E1 Employment lands 7.1 106,500 79,875 67,8945 12 5,675 E2 Employment lands 5.8 87,000 65,250 55,4636 1 per 3 beds 786 @ 23.5sq.m7 per room Total: 52.5 787,500 591,705 n/a n/a 10,663 Kilcoole E: Employment 105,164 157,746 118,309 59,1548 539 1,116 Combined Total 11,779

3 Applies Gross External Area of 50sq.m as recommended by Society of Chartered Surveyors Ireland -Measuring Practice Guidance Notes Industrial/Warehouse which states that properties with less than 50% of their use in office use, the measurement will be calculated on the basis of GEA and stated separately, party walls to be measured to mid-point. https://www.scsi.ie/documents/get_lob?id=132&field=file Accessed 22.05.19 4 Assumes an employment density of 53 per FTE based on average density provided for sub-classes Light Industrial, Industrial & Manufacturing and Regional Distribution Centre, as set out in the UK Employment Density Guidelines, 2015 5 Assumes 15% NIA deduction for general office developments as recommended in UK Employment Density Guidelines, 2015 6 Refer to footnote no. 5 7 Fáilte Ireland’s Hotel Classification Scheme has been referred to for a minimum bedroom size for a double room in a four-star hotel http://www.failteireland.ie/FailteIreland/media/WebsiteStructure/Documents/2_Develop_Your_Business/4_Quality_Asu rance/Failte-Hotel-Classification-Matrix-Final-Design-09-03-2017.pdf. Accessed 22.05.19 8 Refer to footnote no. 3 9 Assumes an employment density of 53 per FTE based on average density provided for sub-classes Light Industrial, Industrial & Manufacturing and Regional Distribution Centre, as set out in the UK Employment Density Guidelines, 2015

7.0 Socio-Economic Appraisal: Discussion Having considered the policy context, socio-economic conditions, community infrastructure and local jobs targets, a discussion on the intended use and scale of the community enterprise facility, and the strength of the offer it presents to the local enterprise community, is set out below.

7.1 Existing Community Infrastructure Offer is Strong The review of existing and proposed community infrastructure set out in Section 5.0 indicates a strong local offering with capacity to continue to respond well to the social and community needs of residents. Furthermore, age cohort projections set out in Section 4.0 show a decreasing youth profile by 2026 and consequently a reduced requirement for CI provision catering to children. However, the increasing elderly cohort brings future community infrastructure services for the elderly into focus. In this regard, the area is well catered for in terms of healthcare services including GP ratio per capita and the provision of nursing homes in the area. The review also reveals a community that benefits from well-established, high quality and diverse range of leisure and recreational assets that will continue to contribute to quality of life for future residents.

7.2 Scale of the proposed Community Enterprise facility The review of existing and projected employment provision set out in Section 6.0 indicate a strong base to respond to population growth with clear capacity to exceed the jobs targets set out in the Greystones-Delgany and Kilcoole LAP. The employment density calculations add weight in support of the development proposal for a more modestly scaled community enterprise facility than is envisaged in the LAP as they demonstrate the substantial contribution that such a facility can make in achieving the jobs targets for the area. The suitability of the proposed community enterprise facility is discussed below in greater detail from the following perspectives:

• Suitability of higher density workspaces; • The case for flexible workspaces; • Contribution to the entrepreneurial capacity of the Greystones area; • Viability of the proposed Community Enterprise facility.

Higher density workspace

It has been determined that the proposed Community enterprise facility has an estimated capacity to support 92 co-working space positions in Charlesland. With the addition of the proposed community enterprise centre, the potential number of jobs created by the employment zone is estimated to be in the region of 1,108 positions. This is far in excess of the 660 positions targeted for Charlesland employment zone in the LAP. Furthermore, it has been established that at full occupancy, the Charlesland employment zone (to include the proposed centre) could contribute to delivering 22% of the jobs target for the Greystones-Delgany and Kilcoole area. It is clear, therefore, that the delivery of the job’s targets for Charlesland is easily achievable on development of the employment zoned lands and with a community enterprise facility of a more modest footprint than that which is set out in the LAP.

It is important to acknowledge that the employment densities used in the Greystones-Delgany LAP (on which the jobs targets for Charlesland are based), are lower than the employment densities applied in determining future jobs potential arising from the proposed community-enterprise facility. However, in this regard it is contended that the use of higher densities to determine the jobs yield is justified and appropriate given the following:

• The LAP calculation dating from 2012 does not reflect the changing density and trends that have been occurring in the last five years in particular, in which employment density has been increasing as technology advances and work processes and procedures have become more automated. With this,

office space requirements per employee have reduced. The lower employment density set out in the LAP is simply not reflective of this. • There has also been a change in how people work, with more people using co-working/ co managed spaces or smaller offices which have an employment density of c. 10sqm to 12sqm (as discussed in greater detailed under ‘flexible workspaces’ below). • In this respect, it is relevant to note that the economic profile of the area set out in the background study to the LAP (within which the local jobs targets are set) refers to the significant number of people working in ‘people based’ employment as employers, managers, lower professional and non-manual positions. General office developments in the professional services would appear to be most compatible with the employment credentials of the local labour force. The UK Employment Density Guidelines recommends an employment density of 12sq.m for such developments, considerably higher than that set out in the LAP study. • According to Dublin based property consultancy firm, Murphy Mulhall, the typical space requirement for a hot desk is 6. 5sq.m with a regular workstation requiring 9sq.m10. Co-Working Resources, an online publication specialising in providing guidance to co-working space owners, states that the average size of coworking spaces increased by 22 percent from 2016 to 2017, reaching 7,572 square feet (703sq.m). The recommended space per member for a coworking industry is between 9.2 and 23 square metre on average11. • According to the UK Employment Density Standards, a lower density of c.50sq.m per FTE would be more typically associated with a research and development space (40-60sq.m), and light industrial centres (47sq.m) (refer to Appendix 1). Were an 8,000sq.m facility to be delivered as per the LAP requirement and applying the low employment density (50sq.m) used by Wicklow County Council in calculating the FTE, the facility would deliver 136 FTE spaces. As a result, the quantum of enterprise space proposed by Cairn Homes Property Ltd. as part of a phased delivery is close to the equivalent of that which was originally envisaged for Charlesland (i.e. proposed FTE range 77 to 115 vs. WCC ambitions of 136 FTE.

The Case for Flexible Workspaces

While the County Development Plan 2016-2022 recognises the importance of establishing a business environment that responds to the requirements of innovators and entrepreneurs, the LAP which was prepared in 2012-2013 is not reflective of new commercial realities which favour small workspaces in higher density settings, such as that which is proposed for the community enterprise centre at Charlesland. A choice of cost competitive office and commercial space is critical in attracting investment, supporting enterprises and generating employment. The employment lands at Charlesland will need to provide a range of typologies to attract a mix of startup firms, mid-scale and large operators.

Workplace environments of the future need to be designed to meet the demands of a modern workforce who place a high value on work-life balance and flexible conditions. The big tech giants such as Google, Facebook and LinkedIn have led the way in creating exciting, adaptable, well designed office spaces that offer flexible and co-working arrangements. The predominance of large office typologies in Ireland with low density workspaces is becoming outdated as preferences shift toward more efficient office accommodation at a scale that can accommodate single or multiple tenants. Research carried out by Emergent Research suggests that by 2020 there will be four million people working in coworking spaces around the world. According to the business and technology research firm Forester, an estimated 50 per cent of workers (globally) will seek to work

10 https://murphymulhall.ie/the-office-space-calculator/ 11 https://www.coworkingresources.org/blog/how-big-should-my-coworking-space-be

remotely by 2020. Office space now needs to be far more flexible to suit individual entrepreneurs, small start- ups or dynamic teams within a larger company.

Furthermore, companies often need shorter-term letting arrangements rather than the traditional long lease. Adaptable and customised spaces that offer a range of undesignated desks and booths in a collaborative setting, private offices and meeting spaces, and communal service areas are becoming more sought after. This new office landscape maximises the use of floor space through clever, innovative design. The result is high density, high quality workspaces that are attractive centres of innovation and provide the ideal setting for start- up companies. This type of workspace will become increasingly important in out of city locations like Greystones, as people seek to avoid long, carbon intensive commutes to Dublin City Centre.

Contribution to supporting the entrepreneurial capacity of North Wicklow

The dependency of the Irish economy on a small number of foreign-owned firms operating across a small number of sectors requires a rebalancing of the economy to support local enterprise and indigenous employment. In this regard, the National Competitiveness Council has highlighted the need for existing enterprises to innovate, diversify exports, and increase productivity. Entrepreneurs and start-ups have a strong role to play. Wicklow County Development Plan 2016-2022 highlights the need to support and facilitate entrepreneurial activity by facilitating developments in business start-up and incubator facilities, and to support small scale, start-up developments as a key stepping-stone to the development of a larger enterprise. In this regard, the proposed CE centre will be an important asset in supporting the entrepreneurial ambitions of Greystones-Delgany, Kilcoole and the wider North Wicklow area. It represents an appropriately scaled start up facility that will provide a local base for existing and future entrepreneurs seeking a healthy work-life balance that evades unsustainable commuting patterns. The wide-ranging benefits of the proposed facility are listed below:

• A community enterprise facility of this scale will support the development of new and existing businesses in the North Wicklow area; • Flexible workspace options will offer an alternative to high skilled workers wishing to avoid long, unsustainable commutes to Dublin Centre City with positive knock on effects for the local economy; • Local start-ups will be presented with an innovative, entrepreneurial environment as they progress through the various stages of company development; • The space will provide the co-working community with the supports and networks that entrepreneurs and businesses need to start, grow and internationalise; • Access to shared innovation tools, partnerships and connections with existing businesses will enhance these opportunities. The intent is that the new space will be a significant in the provision of space that fosters work, incubation and innovation, far superior to existing space in the north Wicklow area; • With its position next to a new employment zone at Charlesland, opportunities to establish business clusters enabling new business development will arise; • This will present an important opportunity to attract high quality jobs and employment opportunities to Greystones; • Capitalising on the other assets and resources of Wicklow/ Mid East, i.e. quality of life, education, and skill set of its workforce, etc; • Provide a space of a quality and range that is attractive for Foreign Direct Investment (FDI).

Viability of proposed Community Enterprise facility

The proposed centre is to provide a conference facility, with smaller meeting rooms and individual co-working spaces. The proposed scale of the facility and its intended use for local enterprise is appropriate given its location within a large growth town and the designated Dublin Metropolitan Area (DMA) with an educated and

skilled local workforce, a more affordable housing market than nearby south Dublin and a strong ‘liveability’ appeal to attract highly skilled workers to area.

The outlook for office developments with dedicated start-up/incubation spaces is positive and particularly so in the mid-east region. Recent information published by the Global Entrepreneurship Monitor(GEM) shows that Ireland ranks highly within Europe in terms of both tech-entrepreneurship and high-potential entrepreneurship (i.e. entrepreneurs with high growth ambitions and/or international customers accounting for more than one quarter of sales). Furthermore, the Global Startup Ecosystem Report (GSER)12, a detailed annual dossier which assesses support structures that enable start-ups to grow and scale, has ranked the Mid- East region of Ireland – consisting of counties Meath, Kildare and Wicklow – among the top-performing ecosystems across the globe. The report highlights the favourable R&D tax credits, attractive corporate tax rates and low talent costs among reasons why the region appeals to entrepreneurs.

With a median density proposed for the co-workspaces type facility, it has been established that 92 FTE spaces could be created. This would support in the region of 40 small companies (of 2-3 people) at any one time. The average ‘incubation’ time for start-up companies is typically 2-3 years – potentially supporting in the region of 120 start up’s over a 10-year period. This model of CE facility adjacent to the employment centre at Charlesland will also support the viability of the wider employment lands with the option for start-ups to move to larger premises in the neighbouring employment zone. As well as offering a significant new type of space to foster work, incubation, innovation, the proposed Community Enterprise centre at Charlesland will complement the wider employment part at Charlesland and also offer an opportunity to link in with existing activities in the Mid East Region.

At 1,356sq.m, the proposed CE enterprise is appropriately scaled to respond to the anticipated demand for incubator / start-up office space in Greystones. A review of start-up enterprise spaces situated in the mid-east region show facilities that:

(a) They tend to form part of larger employment zones, as is the case with the proposed CE facility, and;

(b) They tend to be of relatively modest scale in comparison to the 8,000sq.m CE facility originally referred to in the Greystones-Delgany LAP.

A selection of these facilities includes:

• Kells Tech Hub: Meath Enterprise currently manages the Kells Tech Hub, a 2,300 sq. metre high spec office space in Kells, Co. Meath.

12Global Startup Ecosystem Report (GSER) 2019 Available at: https://startupgenome.com/reports

• Navan Enterprise Hub: The Navan Enterprise hub, also managed by Meath Enterprise, offers 625sq.m of office space for business and entrepreneurs and is scheduled to open later this year.

• The Mid Easter Region Innovation Think Space (MERITS) centre: MERITS is a 1,210sq.m facility in Naas, Co. Kildare. The centre will provide co-working incubation and accelerator space for technology entrepreneurs and technology businesses on a site of approx. 0.6 ha.

• The Rubicon Centre: The Rubicon Centre located on the Cork Institute of Technology Campus, close to Cork City with a population of +500,000 people is a 3,000sq.m facility home to 57 knowledge based start up companies.

A large community and enterprise facility of some 8,000sq.m dedicated to employment use would more typically be associated with a city centre location. Examples include Iconic Offices, one of Ireland’s leading flexible workspace providers with 14 locations in Dublin. Iconic Offices typically offer a mix of workspaces complemented by a range of meeting rooms, lounges, common service areas and administrative support. The

Masonry situated in Dublin 8 is one of Iconics’ largest offices in Dublin with 6,500sq.m over 6 floors and workspaces for 900 people.

The Guinness Enterprise Centre (GEC) situated in the heart of Dublin’s south inner city is another example of a larger CE facility that is more suitable to a city centre location. It provides a range of co-working, dedicated desk, and private office spaces to an entrepreneurial community of over 500 people. The GEC comprises approx. 5,168m2 of enterprise, start up, co working and office space. Planning permission is currently being sought to extend the existing building area by approx. 3,735sq. With the proposed extension, this city centre facility, one of the largest of its kind in Dublin City Centre and with a city catchment population of 544,107, is marginally larger than the 8,000sq.m facility referred to in the Greystones-Delgany which has a local population of just 18,140 residents.

As of 14th May 2019, there were 1,225 start-ups listed on the Dublin Start-up’s database13 maintained by Dublinked. According to information obtained from Dublin.ie there are approximately 1,500 start-ups operating in Dublin city. Assuming that these start-ups are comprised of 2-3 persons, in the region of 3,000 to 4,500 people are involved in start-up’s in Dublin city. In 2016, there were 422,404 workers residing in Dublin City and suburbs. This means that proportionately roughly 1% of the working population are employed in start- up enterprises. Comparatively, a large CE enterprise centre in Greystones (2,800sq.m for start-ups) with a capacity to generate approximately 190 co-working spaces would facilitate the start-up requirements of approximately 1.6% of the local labour force or 4.9% of the labour force if the full 8,000sq.m facility were to be reserved for start up’s (based on 11,386 people within the working age cohort of Greystones/Delgany, 2016). Provision of a facility for start up’s in Greystones that offers a greater capacity than that which is offered in Dublin, the capital city and centre of commerce and innovation for the country, is unwarranted and is of a level that would bring the viability of such a dedicated centre into question.

An estimation of the FTE arising from the future development of all employment zoned lands in Greystones- Delgany and Kilcoole, as set out in Table 17, showed the potential generation of 11,779 jobs. While this has been based on a speculative exercise based on arbitrary assumptions, it provides an insight into the level of future job creation that could potentially be achieved at full occupation of all employment zones. Workplace zone data set out in Section 4.4 shows there are 4,795 people currently working in Greystones-Delgany and Kilcoole. This results in a future working population of 16,574 people.

Relating this figure back to the combined jobs targets for Greystones-Delgany and Kilcoole of 7,000 for 2022 and applying the future projected labour force of 17,282 for 2028 set out in Section 6.4 earlier, shows that the development capacity of employment zoned land, plus existing employment sources in the area, could potentially provide employment for approximately 95% of the future labour force of the area. This is far in excess of the job’s ratio target for the settlements and is a level of employment that will be difficult to sustain given the diverse range of choice and specialisms a modern workforce demands.

Against this context, it is also useful to refer to the minutes of a meeting of the Economic Development and Enterprise Support Strategic Policy Committee of Wicklow County Council held on May 18th201814. In providing an update on achieving the high-level goals of the Local Economic and Community Plan, the Director of Services refers to a discussion document on Council owned land zoned employment lands situated in the town centre and measuring approx. 12 acres. The lands adjoin the landbank in the ownership of the IDA at Greystones. The discussion document had been passed on to the property division of the IDA for consideration. The Director of

13https://docs.google.com/spreadsheets/d/1QcZEzNsJokveBZxUTzd2JO07wpn1ciP1q6xlGJ7wIy4/edit?pref=2&pli=1#gid= 573837181 Accessed 14th May 2019 14https://www.wicklow.ie/Portals/0/Documents/Committees/SPC%20Minutes/Economic%20Dev/Minutes%2025%2006 %2018.pdf Accessed 14th May 2019

Services advised that the IDA were of the view that there was not sufficient demand in the Greystones area for office space.

8.0 Conclusion This socio-economic appraisal has been undertaken to assess the suitability of the proposed 1,356sq.m community enterprise centre at Charlesland. The proposal for the centre is of a scale that is more modest than that which is referred to in the Greystones-Delgany and Kilcoole LAP. However, commercial market realities favour higher density workspaces which would allow the community enterprise centre, as proposed, to achieve a substantial jobs yield that is of such a level that will make a strong contribution to achieving the overall jobs targets for the area.

Appendix 1

Appendix 2 Employment Maps – Undeveloped Zoned Land

Employment Map for Greystones-Delgany showing undeveloped zoned lands

Employment Map for Kilcoole showing undeveloped zoned lands

Appendix 3 Community Infrastructure Maps and supporting inventory of facilities Education and Childcare

Educational and Childcare Provision, Greystones-Delgany

Educational and Childcare Provision, Kilcoole

Childcare

Pupils Pupils Name Settlement AM PM Orahova Montessori School Greystones 28 Greystones Montessori Greystones 18 The Park Academy Childcare Eden Gate Delgany 91 69 Acorns Playschool - Greystones Greystones 16 Flynnstones Playschool Greystones 27 Home from Home Creche Limited Greystones 46 28 Knockeevin Montessori & Nature Schools Delgany 16 Knockeevin Montessori School & Nature School Greystones 38 Lir Playschool Delgany 14 The Convent Montessori Greystones no info Naionra Na Gcloch Liath Greystones 20 Charlesland Park Nursery Greystones 50 Bellevue Montessori Delgany 11 Jackanory Childcare Greystones no info Charlesland Park Montessori Greystones 26 22 Absolute Beginners Creche & Montessori Greystones 21 19 Footprints Montessori Pre-school Greystones 25 Pine Trees Newtownmountkennedy 29 Global Garden Pre-school Greystones 11 Smiley Sunflowers Pre-school Greystones 20

Naionra Phadraig Na gCloch Liath Greystones 27 Nexus Pre-School Greystones 4 The Wind in the Willows Delgany no info

Health

● GPs (6 offices w/ 22 Doctors and 9 Nurses) ○ Greystones Family Doctors ■ 2 Doctors ○ Greystones Harbour Family Practice ■ 5 Doctors, 3 Nurses ○ Carrig Clinic ■ 4 Doctors, 1 Nurse ○ Greystones Medical Centre ■ 6 Doctors, 1 Nurse Practitioner, 2 Nurses ○ Charlesland Medical Centre ■ 4 Doctors, 1 Nurse ○ The Village Practice Medical Centre (Kilcoole) ■ 1 Doctor, 1 Nurse ● Dentists (6 offices w/14 Doctors) ○ The Dental Studio ■ 4 Doctors ○ Dental Care Ireland Greystones ■ 3 Doctors, 1 Dental Hygienist, 3 Dental Nurses ○ Greystones Dental Centre ○ Lucey Dental ■ 2 Doctor, 1 Dental Nurse ○ Roseair Dental Practice ■ 1 Doctor, 1 Nurse ○ Smile Solutions (Orthodontics)

■ 4 Doctors ● Pharmacists (9) ○ McCauley Health and Beauty Pharmacy ○ David Dodd Pharmacy Greystones Limited ○ Roches Allcare Pharmacy Greystones ○ Lloyds Pharmacy Greystones ○ McGleenans Pharmacy Greystones ○ Boots the Chemist Greystones ○ Health Express ○ MacSherry’s Pharmacy (Kilcoole) ○ Kilcoole Pharmacy Limited (Kilcoole) ● Nursing Homes (4) ○ Eyrefield Manor Nursing Home ○ Greystones Nursing Home ○ Peace Haven Trust ○ Kilcoole Lodge (Kilcoole) ● Other (5) ○ Megannety Osteopathy & Acupuncture Clinic ○ Jean Andrews Physiotherapy ○ Hands On Therapy ○ ANAM Child & Adolescent Psychiatry ○ Greystones Health Centre

Healthcare provision, Greystones-Delgany

Healthcare provision, Kilcoole

Community

● Centres (8) ○ Greystone Family Resource Centre ○ Greystones Bridge Centre ○ YWCA Coolnagreina ○ Charlesland Community Centre ○ Dr. Ryan’s Community Centre ○ Greystones Mens Shed ○ Shoreline Leisure Centre ○ Kilcoole Community Centre ● Sports Clubs (8) ○ Greystones Lawn Bowling Club ○ Greystones Sailing Club ○ Greystones United AFC ○ GAA Club ○ Greystones Lawn Tennis Club ○ Greystones Golf Club ○ Charlesland Golf Club ○ Greystones Saints Badminton Club ● Open spaces, playgrounds (8) ○ Burnaby Park ○ Cliff Walk ○ Greystones South Beach

○ South Beach Playground ○ Wendon Park ○ RTF Park ○ Charlesland Playground ○ Little Tern Park/Playground ● Other ○ Greystones Library ○ Greystones and District Credit Union ○ Bottle Banks (4)

Community Facilities, Greystones-Delgany

Community Facilities, Kilcoole