ATHLONE JOINT RETAIL STRATEGY 2019-2026 April 2019 MDB MacCabe Durney Barnes Planning | Environment | Economics Athlone Joint Retail Strategy 2019-2026 April 2019 Statement: This report has been prepared by MacCabe Durney Barnes using due skill, care and diligence and is sufficient as a means of estimating future retail requirements of Roscommon and Westmeath County Councils. The data and conclusions reached should not be used for other purposes. Athlone Joint Retail Strategy TABLE OF CONTENTS ATHLONE JOINT RETAIL STRATEGY 2019-2026 ................................................................................. 1 1 INTRODUCTION ............................................................................................................................. 4 1.1 Context ....................................................................................................................................... 4 1.2 Study Area .................................................................................................................................. 5 1.3 Terms of Reference .................................................................................................................... 5 1.4 Study Approach .......................................................................................................................... 6 1.5 Structure of the Strategy ............................................................................................................. 7 2 RETAIL PLANNING POLICY FRAMEWORK ................................................................................. 8 2.1 Current Policy Context ................................................................................................................ 8 2.2 National Policy ............................................................................................................................ 9 2.3 Regional Policy ......................................................................................................................... 10 2.4 County & Local Policy ............................................................................................................... 14 3 BASELINE FOR THE STRATEGY ............................................................................................... 28 3.1 Recent Trends in Population Growth ........................................................................................ 28 3.2 Population Forecasts ................................................................................................................ 29 3.3 Comparative Analysis of the Changing Retail Floorspace Profile ............................................. 32 3.4 Shopping Patterns in the Study Area ........................................................................................ 35 4 CURRENT RETAIL TRENDS & ISSUES ...................................................................................... 43 4.1 Convenience ............................................................................................................................. 43 4.2 Comparison............................................................................................................................... 46 4.3 Alternative Forms of Shopping .................................................................................................. 50 5 HEALTH CHECK APPRAISAL ..................................................................................................... 52 5.1 Introduction ............................................................................................................................... 52 5.2 The Study Area – An Overview ................................................................................................. 53 5.3 Attractions ................................................................................................................................. 54 5.4 Accessibility .............................................................................................................................. 63 5.5 Amenity ..................................................................................................................................... 65 6 BROAD ASSESSMENT OF ADDITIONAL FLOORSPACE POTENTIAL .................................... 68 6.1 Principles & Components .......................................................................................................... 68 6.2 Step 1: Population & Expenditure Estimates ............................................................................ 68 6.3 Step 2: Turnover Estimates ...................................................................................................... 70 6.4 Step 3: Gross Additional Expenditure Potential ........................................................................ 73 6.5 Step 4: Future Sources of Retail Sales ..................................................................................... 74 6.6 Capacity Potential ..................................................................................................................... 75 1 Athlone Joint Retail Strategy 6.7 Conclusion ................................................................................................................................ 77 7 THE JOINT RETAIL STRATEGY ................................................................................................. 79 7.1 Objectives ................................................................................................................................. 79 7.2 Strategic Policy Framework ...................................................................................................... 80 7.3 Specific Policies & Proposals .................................................................................................... 84 7.4 General Retail Policies .............................................................................................................. 90 7.5 Criteria for Assessment of Retail Proposals .............................................................................. 96 7.6 Monitoring & Review ................................................................................................................. 98 APPENDIX I ...........................................................................................................................................100 MAP 3: ATHLONE REGIONAL CENTRE & ITS ENVIRONS RETAIL HIERARCHY .............................100 MAP 4: RETAIL CORE AREA AND OPPORTUNITY SITES WITHIN ATHLONE ..................................100 2 Athlone Joint Retail Strategy List of Acronyms ACA Architectural Conservation Area ASI Annual Services Inquiry ATDP Athlone Town Development Plan CDA Central Development Area CIRGDP County Incomes and Regional Gross Domestic Product CPI Consumer Price Index CSO Central Statistics Office DHPLG Department of Housing, Planning and Local Government ED Electoral Division EDA Eastern Development Area EMR Eastern and Midland Region EMRA Eastern and Midland Regional Assembly ESRI Economic and Social Research Institute FOC Factory Outlet Centre GDA Greater Dublin Area GIS Geographical Information Systems GRP Guidelines for Planning Authorities Retail Planning JALAP Joint Athlone Local Area Plan M/BLAP Monksland/Bellanamullia Local Area Plan MRA Midland Regional Authority MRPG Regional Planning Guidelines for the Midland Region NPF National Planning Framework NSS National Spatial Strategy NWR Northern and Western Region NWRA Northern and Western Regional Assembly RIA/RIS Retail Impact Assessment/Retail Impact Statement RCDP Roscommon County Development Plan RCRS Roscommon County Retail Strategy RSES Regional Spatial and Economic Strategy The Board An Bord Pleanála UAP Urban Area Plan WRA West Regional Authority WRPG Regional Planning Guidelines for the West Region WCDP Westmeath County Development Plan WCRS Westmeath County Retail Strategy 3 Athlone Joint Retail Strategy 1 Introduction MacCabe Durney Barnes (MDB) was commissioned by Roscommon and Westmeath County Councils (the Councils) to prepare the Athlone Joint Retail Strategy (the Strategy) for the period 2017 – 2026 in May 2017. The timeframe of the Strategy has been adopted to align with the remainder of the Roscommon County Development Plan 2014 (RCDP) and Westmeath County Development Plan 2014 (WCDP) and that of the next plans which will cover the period 2020 – 2026. It is intended that the Strategy be adopted as a Variation to the Athlone Town Development Plan 2014 (ATDP) and the Monksland/Bellanamulia Local Area Plan 2016 (M/BLAP) and will inform the preparation of the next County Development Plans and the Joint Athlone Urban Area Plan (UAP). Please also be advised that the policies and objectives contained within this updated Retail Strategy (2019) supersede the policies and objectives contained within Chapter 4 of the ATDP (as adopted in 2014) and the content of the M/BLAP 2016-2022 (as adopted in 2016) where any discrepancy exists. 1.1 Context The Strategy has been prepared in accordance with one of the key recommendations of the Report of the Athlone Boundary Review Committee (the Review Committee) which was published in November 2016. The Review Committee was one of four established by the then Minister for the Environment, Community and Local Government, under Section 28 of Local Government Reform Act 2014 in June 2015. It was tasked with carrying out a review of the boundary between County Roscommon (Roscommon) and County Westmeath (Westmeath), making recommendations