Appendix5 Retail Strategy Contents 1 Introduction 1.1 Introduction 1/1 68 1.2 Purpose of the Retail Strategy 1/2 68 1.3 Approach 1/3 70 1.4 Preparation of the Retail Strategy 1/4 71 1.5 Structure of the Report 1/5 71 2 Planning Policy Analysis 2.1 Introduction 2/1 72 2.2 National Level 2/1 72 2.3 Regional Level 2/10 80 2.4 Local Level 2/14 84 2.5 Summary and Conclusions 2/25 94 3 Economic Context and Current Retail Trends 3.1 Introduction 3/1 96 3.2 National Context 3/1 96 3.3 Regional Context 3/2 97 3.4 Retail Trends 3/5 100 3.5 Conclusion 3/11 106 4 Survey Approach and Analysis 4.1 Introduction 4/1 108 4.2 Floorspace Survey 4/2 108 4.3 Household Survey 4/3 110 4.4 Shopper’s Survey 4/20 126 4.5 Additional Consultation 4/26 132 5 Health Check Qualitative Assessment 5.1 Introduction 5/1 134 5.2 Navan 5/4 136 5.3 Kells 5/21 152 5.4 Trim 5/38 165 5.5 Enfield 5/54 179 66 MEATH COUNTY DEVELOPMENT PLAN 2013–2019 5.6 Bettystown 5/66 189 5.7 Ashbourne 5/78 199 5.8 Dunshaughlin 5/97 215 5.9 Dunboyne 5/110 227 5.10 Small Towns and Village and Drogheda Environs 5/125 241 5.11 Drogheda Environs 250 6 Assessment of Competing Centres 6.1 Introduction 6/1 252 6.2 Blanchardstown Town Centre 6/1 252 6.3 Drogheda 6/2 253 6.4 Dublin City Centre 6/4 255 6.5 Liffey Valley 6/7 258 6.6 Swords 6/8 259 7 Quantitative Analysis and Capacity Assessment 7.1 Introduction 7/1 261 7.2 Definition of Study Area 7/2 261 7.3 Population of the Study Area 7/3 262 7.4 Expenditure Per Capita 7/3 263 7.5 Total Available Expenditure 7/4 264 7.6 Adjustments to Available Expenditure 7/5 265 7.7 Existing Retail Floorspace within Co. Meath 7/7 267 7.8 Turnover of Existing Floorspace 7/8 268 7.9 Floorspace Capacity 7/10 270 8 Policies and Actions 8.1 Introduction 8/1 273 8.2 Retail Hierarchy 8/2 273 8.3 Distribution of Floorspace Requirements 8/3 276 8.4 Specific Policies and Objectives for County Meath 8/6 277 9 Criteria for Assessing Future Retail Development 9.1 Introduction 9/1 287 9.2 Criteria for Assessing Future Retail Development 9/2 287 9.3 Criteria for Assessing Particular Types of Development 9/3 289 The Meath County Retail Strategy was prepared by John Spain Associates in conjunction with Meath County Council MEATH COUNTY DEVELOPMENT PLAN 2013–2019 67 Chapter 1 Introduction 1.1 Introduction 1.1.1 The Retail Planning Guidelines (RPG’s) for Planning Authorities (2012), issued by the Department of the Environment, Community and Local Government, require Local Authorities to prepare retail strategies and policies for their areas and to incorporate these where appropriate into their development plan. In 2003, DTZ Pieda prepared a Retail Strategy for County Meath. 1.1.2 The Meath County Development Plan 2013–2019 review is considered particularly pertinent considering the growth in population and increased demand for retail services that the County has experienced since the preparation of the previous strategy in 2003. Furthermore, the Retail Strategy for the Greater Dublin Region which includes County Meath was published in 2008. This document provides guidance and policies for retail development at a strategic level and aims to ensure a co-ordinated, sustainable approach to the assessment and provision of retail development in the GDA. 1.1.3 The document sets out a retail hierarchy for the GDA and sets out a series of principles and recommendations for each Council. The principle of a hierarchy of retail centres informs the con- sideration of zoning for retail developments in development plans and is an essential component of a retail strategy. The review of the 2003 Retail Strategy is necessary in this context. 1.1.4 It was considered that the time was opportune to review the County Retail Strategy in tandem with the preparation of the new County Development Plan. It is envisaged that the retail strategy will form an integral part of Meath Local Authorities overall vision for the development of County Meath over the period of the plan. It will inform the policies of the plan in respect of retail development and ensure that such policies are based on the most up to date information. 1.1.5 The strategy provides advice regarding the broad quantum, scale and type of retail development required in Co. Meath. The strategy involves both desk top and field work surveys including a review of existing published documents, studies, plans, retail legislation, government policy, local studies as well as analysis of current retail trends, internationally and locally and a review of best practice in the sector as applicable in both a national and local context. Field surveys comprising the availability and quality of retail floorspace, extent of shopping catchment area, available product range, public satisfaction levels, expectations, perceived gaps and desired additions were also undertaken. 1.1.6 Having regard to the retail hierarchy contained in the GDA Retail Strategy, this Strategy will examine in detail the key towns in County Meath included in the GDA retail hierarchy, namely Navan, Kells, Trim, Dunboyne, Dunshaughlin, Ashbourne, Laytown / Bettystown and Enfield. Smaller towns and villages are also examined in order to provide an understanding of the role and function of such towns and villages. 1.2 The Purpose of the Retail Strategy 1.2.1 The purpose of the retail strategy is to implement the objectives of the Retail Planning Guidelines. Cognisance was also taken of the County Meath specific policy recommendations set out in the Retail Strategy for the Greater Dublin Area 2008 – 2016. 68 MEATH COUNTY DEVELOPMENT PLAN 2013–2019 Retail Strategy A5 1.2.2 The retail strategy considers in particular the following: • Confirmation of the retail hierarchy, the role of centres and the size of the main centres in the County. • Definition of the boundaries of the core shopping area (town centre area) and edge of centre areas for the key towns of Navan, Dunboyne, Kells, Trim, Ashbourne, Laytown/ Bettystown, Enfield and Dunshaughlin with mapping to illustrate same provided. • An assessment of the requirement for additional retail floorspace. • Strategic guidance on the location and scale of retail development. • Preparation of polices and action initiatives to encourage the improvement of town centres. • New and emerging retail trends, best land use planning practice and changes in national policy and market shifts. • Household and shoppers surveys. • Population growth based on the 2011 Census (preliminary results) and predicted trends set out in the Regional Planning Guidelines for the Greater Dublin Area. • The impact of major retail development in competing centres. • Consultation with key stakeholders and adjacent local authorities. • Identification of criteria for the assessment of retail developments. • Health check assessments for the key towns. • Analysis and review of the Meath County Retail Strategy 2003 and using that study and the Retail Strategy for the Greater Dublin Area 2008 – 2016 as a baseline, update and analyse the current situation and available information on the retail sector within the county including retail spend, leakages, floorspace quantum and vacancy rates for the key towns. • Quantifying the anticipated need if any for additional floorspace requirements within the county for the key towns having regard to the anticipated population growth within the county up to the years 2016 and 2022. • Identifying the strengths, weaknesses, opportunities and threats to the retail sector with the county, focussing primarily on the key towns and proposing strategies to capitalise on strengths and opportunities while minimising or removing identified threats and weaknesses. • Devise policies aimed at promoting retail developments that are easily accessible, particularly by public transport, and avoiding locations based solely on single purpose car journeys. MEATH COUNTY DEVELOPMENT PLAN 2013–2019 69 A5 Retail Strategy • Identifying the extent and causes of trade leakages to other centres outside the county and make recommendations that will seek to reduce and/or eliminate these leakages. • Identifying the extent of the retail catchment areas, including existing and potential population of these, for the key towns. • Making recommendations on policy and actions required to address changing trends in retailing as they might affect the towns of County Meath. • Making recommendations on policy and actions aimed at preserving existing independent retailers within the core town centre areas. • Recommendations for additional and/or revised policies and actions aimed at encouraging retail developments while protecting town centre areas. 1.3 Approach 1.3.1 The approach taken in the formation of the review of the retail strategy, undertaken between November 2011 and January 2012 included the undertaking of baseline survey and research. This comprised the following components: Policy Analysis: National, regional and local policies were reviewed in the context of the retail strategy with particular reference to the retail hierarchy and existing and emerging development plan policies. Retail Trends: A review of recent retail trends was carried out and an assessment made of their impact and influence on the retail profile and function of Meath. Economic Context: Retail expenditure is influenced by the economic performance of the County. The economic context for the analysis was therefore established. Retail Hierarchy and Identification of Core Retail Areas: The structure and context of each town was analysed to determine the core retail area and to identify the hierarchical retail structure of the principal towns in the County.