Development plan · Cork County Council
Cork County Development Plan 2022–2028 – Volume One: Main Policy Material
The council's development plan written statement: its strategy, policies, objectives and development standards. Variations adopted since are not in this text.
Cork County Council · 2022–2028 · 564 pages
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- 201 as to avoid a negative impact on the character of the town centre’s streets and spaces. If they are carefully positioned, they can act as ‘anchor’ stores in prominent locations to draw footfall past other shops. 9.7.4 When retailers are interested in opening new stores, it is important that any discussions with them about how they can help the town centre take place early in the process. The potential benefits to be accrued might be through factors such as siting the new shop in a central location, building the store right on the street, designing an active frontage to make the street feel safer, creating new pedestrian connections or a shared car park, or a financial contribution to town centre initiatives. County Development Plan Objective TCR 9-13: Town Centre Focus for Retail Development Promote the County’s town centres as a network of compact, vibrant and attractive centres for retail and other appropriate activities. The ‘primary’ areas of town centres which will be the focus of future retail development. 9.8 Retail Impact Assessment 9.8.1 A Retail Impact Assessment (as set out in the Retail Planning Guidelines) may be requested for proposals which due to their scale and/or location may impact on the vitality and viability of any existing town centres. Proposals for significant retail development would normally be expected to be supported by a full Retail Impact Assessment the requirement for which may be determined by the planning authority. • In addition to the criteria set out within the Retail Planning Guidelines (and later in this chapter) proposals for new retail development will demonstrate the following in Retail Impact Assessments • That the floorspace proposed is appropriate having regard to the quantum and location of floorspace required in that centre. • That the Retail Impact Assessment has been based on an appropriate catchment area. • That the Retail Impact Statement has taken account of extant permissions and their likelihood of being implemented. • That the Retail Impact Statement has considered the extent and nature of existing vacant floorspace and its suitability for the type and scale of retail facility proposed. 9.9 Requirement for Future Retail – Metropolitan Area 9.9.1 The requirement for additional floorspace is predicated on a number of factors including population growth, economic buoyancy and rising consumer demand. The Plan recognises and reflects prevailing circumstances underpinning floorspace projections and shall adopt a pragmatic approach where it is evident that changes have occurred. In relation to Convenience floorspace within the Metropolitan Area, the distribution will be in accordance with planned population growth. In relation to floorspace projections, Cork County Council will continue to take into account the floorspace potential figures agreed in the 2013 Joint Retail Strategy and included within the 2014 Cork County Development Plan until such time as a new Joint Retail Strategy is finalised. 9.10 Requirement for Future Retail – Non-Metropolitan Area 9.10.1 Outside of Metropolitan Cork, the more dispersed pattern of retail centres allows somewhat greater freedom for future retail floorspace of an appropriate scale and location to be more market led. The key will be a Retail Impact Assessment and the proposed location which is critical to determining the acceptability of the proposal. 9.10.2 In relation to convenience retail, the broad aim is to provide appropriate retail infrastructure and choice close to resident populations. In relation to comparison retail, the aim will be to provide choice and diversity and to avoid adverse impacts on other town centres particularly those at its own level and above. 9.10.3 It is intended that the following will provide broad based guidance in relation to the appropriate scale and quantity of retail development in the Main Towns of the County. GO TO CONTENTS
- 202 County Development Plan Objective TCR 9-14: Convenience Approach – Non-metropolitan To ensure retail development proposals take the following into account: • Primarily Town Centre location. • Seek to retain and enhance the vitality and vibrancy of town centre. • Market led provision is acceptable provided it contains an assessment of the demonstrable and planned population growth, takes account of the existing quantum of development provided within each centre, an appropriate catchment area and takes account of extant permissions. • Aim to provide market choice based on catchment of the main towns. • Scale should be appropriate to town population and its catchment and avoid significant impacts on similarly sized centres County Development Plan Objective TCR 9-15: Comparison Approach – Non-metropolitan To ensure retail development proposals take the following into account: • Primarily Town Centre location. • Seek to retain and enhance the vitality and vibrancy of town centre. • Market led provision is acceptable provided adverse impacts can be avoided. • Encourage development of niche and specialist comparison retail. • Potential impacts on existing comparison goods stores within the catchment to be assessed. • Avoid adverse impact on one or more city/town centres sufficient to undermine the quality of the centre (particularly those at its own level and above). • Avoid an increase in the number of vacant properties in the primary retail area that is likely to persist in the long term. 9.11 Approach to Retail Types Retail Warehousing 9.11.1 The preferred location for retail warehousing development is in or adjacent to town centres, to ensure the potential for linked trips and commercial synergy. Proposals in other locations will normally be discouraged. It is recognised that many bulky goods stores can be and are accommodated in city and town centres. 9.11.2 In the towns of Mallow and Clonakilty which perform an important function in the North and West of the County planned retail parks may be considered where a justification is evident and any adverse effects on the town centre can be avoided. 9.11.3 It is important that the range of goods sold in retail parks is tightly controlled to protect the comparison shopping function of the city centre and other comparison locations identified in the hierarchy. Retail floorspace devoted to ancillary products should not exceed 20% of the total net retail floorspace. 9.11.4 In established retail warehousing locations, the Council will where feasible encourage the occupation of existing vacant retail warehouse units in preference to the provision of new retail warehousing floorspace. Other alternative uses for such vacant units will be considered on their merits subject to compliance with the other policies and objective in this Plan. County Development Plan Objective TCR 9-16: Retail Warehousing a) The preferred location for new retail warehousing/bulky goods floorspace is in or adjacent to town centres. Proposals in other locations will normally be discouraged. Individual settlement plans may identify suitable locations for retail warehousing where an identified need is demonstrated. b) The range and type of goods sold from such developments should be restricted to bulky goods as defined in Annex 1 of the Retail Planning Guidelines. Ancillary products should not exceed 20% of the total net retail floorspace. GO TO CONTENTS
- 203 Large Scale Retail Warehousing 9.11.5 Section 4.11.2 of the Retail Planning Guidelines for Planning Authorities (2012) makes provision for exceptions to the 6,000 m² retail warehouse cap at stated locations that are accessible by a regional, if not a national, population catchment where there is evidence of demand for large scale retail warehouses - subject to satisfying additional specific requirements. 9.11.6 Specific criteria regarding such developments are set out in the Retail Planning Guidelines as follows; a) Will accommodate a range of predominantly bulky goods under one roof, together with a range of customer facilities (e. restaurant, crèche), on a scale which requires a regional, if not national, population catchment; b) Is in accordance with the Planning Guidelines on Spatial Planning and National Roads in that proposals can demonstrate the development will not adversely affect the efficiency of the national road network and key junctions and interchanges and that it can be demonstrated that traffic volumes can be accommodated within the design assumptions for such roads, taking account of the opportunities for encouraging a modal shift towards more sustainable travel modes; c) Will be served by existing or planned public transport services; d) Will make adequate provision for those opting for home delivery of goods other than by private car; e) Will be accompanied by a traffic impact assessment, demonstrating compliance with the above criteria; and f) Will take account of the vitality/viability criteria in respect of city/town centres set in the Retail Planning Guidelines and avoid the incorporation of uses and activities, as part of the development, which are more appropriate to city and town centre locations. 9.11.7 Any proposed sites designated for this use would in particular need to satisfy the locational criteria at (b) and (c) above. The potential impact of a retail warehouse in excess of 6,000 sq. m. will need to be carefully examined in the context of this guidance. 9.11.8 Cork County Council will give consideration to such a proposal at an appropriate location in Metropolitan Cork, based on the merits of the individual application, subject to Cork County Council concluding a detailed evidence based assessment confirming the need for same and which identifies potential suitable locations. Outlet Centres 9.11.9 In relation to Retail Outlet Centres the Councils vision is to; “Facilitate an innovative competitive comparison retail outlet centre serving a regional catchment that is sustainably located, which provides synergies with tourism attractions and existing urban areas, avails of existing and planned public transport, does not give rise to traffic congestion, and does not have any adverse effects upon the vitality and viability of existing retailing centres.” 9.11.10 Section 4.11.4 of the Retail Planning Guidelines for Planning Authorities (2012) describes outlet centres as ‘groups of stores retailing end-of-season or discontinued items at discounted prices and are typically located in out-of-centre locations.’ Furthermore, the Retail Planning Guidelines highlight the following characteristics of outlet centres: ‘The success of these outlet centres depends on attracting customers from a wide catchment area, and from the tourism sector. When they are located out-of-town on greenfield sites, they can divert a significant amount of expenditure on comparison shopping goods away from established city/town centres and tourist centres even some distance away. Nonetheless, outlet centres within or immediately adjacent to a city or town centre can generate commercial synergies with the established retail outlets, thereby raising the profile of the centre and enhancing aggregate turnover on retail goods and leisure activities.’ ‘It should be recognised, however, that outlet centres are unlikely to succeed commercially in close proximity to the main urban centres in Ireland because retailers do not normally choose to trade at a large discount in direct competition with their high street outlets. However, experience shows that this constraint is unlikely to arise with smaller or secondary town centres, especially those in areas which attract large numbers of tourists.’ Retail Planning Guidelines for Planning Authorities (2012)’ Retail Planning Guidelines for Planning Authorities (2012) 9.11.11 Hence, having regard to the specific niche market that outlet centres operate within, applicants need to demonstrate that the products sold will not be in competition with those currently on sale in typical city/town centre locations. In addition, applicants can benefit from proposing a location that attracts large numbers of tourists. 9.11.12 Furthermore, potential locations of outlet centres should be such that they complement existing retail offerings / established tourist areas, and having regard to the foregoing, locations within Metropolitan Cork emerge as the most appropriate location to create those economic synergies. Any proposal for an outlet centre must demonstrate that the proposal meets the following criteria: GO TO CONTENTS
- 204 • will accommodate predominantly the retailing of end-of-season or discontinued items; • demonstrate that the products sold will not be in competition with those currently on sale in typical city/town centre locations; • demonstrate ability to reinforce existing tourism sector; • the provisions of the Cork County Development Plan and Metropolitan Cork Joint Retail Strategy; • the sequential test set out in chapter 4 of the Retail Planning Guidelines for Planning Authorities; • is in accordance with the Planning Guidelines on Spatial Planning and National Roads in that the proposal can demonstrate that the development will not adversely affect the efficiency of the national road network and key junctions and will be served by existing or planned public transport services; • will make adequate provision for private car use; • will be accompanied by a traffic impact assessment, demonstrating compliance with the above criteria; and, • will take account of the vitality/viability criteria in respect of city/town centres set out in the Retail Planning Guidelines for Planning Authorities (2012) and avoid the incorporation of uses and activities, as part of the development, which are more appropriate to city and town centre location. 9.11.13 In 2019 Cork County Council appointed consultants to carry out a Study on the Requirement for a Retail Outlet Centre in the Cork Metropolitan Area. On the basis of the study’s findings Cork County Council is satisfied that there is scope and retail potential capacity to accommodate a quantum of additional comparison retail floor space within the Cork Metropolitan Area and region up to 2023 of between 90,000 and 100,000 sq.m. of net retail comparison floor area. Therefore there is capacity to accommodate a Retail Outlet Centre in the Cork Metropolitan Area. 9.11.14 There are a variety of different Retail Outlet Centre formats and the success, and indeed impact of a Retail Outlet Centre is dependent upon the precise format chosen or proposed. The Council are satisfied such a proposal should not have an adverse impact upon the vitality and viability of other retail centres in Metropolitan Cork or the existing retail network/ hierarchy as set out in Table 9.1. The Study indicates that the cumulative retail impact of a retail outlet centre on Cork City Centre, the District Centres and the Metropolitan Towns would be 1% or less. 9.11.15 Metropolitan towns in particular generally offer middle order comparison retailing which is generally not in direct competition with the type of goods on offer in the typical Retail Outlet Centre format which seeks to attract customers from a wide catchment area and from the tourism sector. Furthermore there is a requirement on applicants to demonstrate that products sold will not be in competition with those currently on sale in typical city/town centre locations. 9.11.16 The provision of such a Retail Outlet Centre can be a significant benefit to the metropolitan economy and an important contributor to the life, vitality and attractiveness of Metropolitan Cork as well as an important asset to the wider southern region. 9.11.17 Having assessed a number of potential locations within a number of sub catchments against a range of considerations including retail impact, tourism synergy, traffic, access and public transport it was concluded that the most appropriate location for a Retail Outlet Centre in Metropolitan Cork is the NE-2 sub catchment (N25). County Development Plan Objective TCR 9-17: Retail Outlet Centre Support the provision of a Retail Outlet Centre in the NE-2 sub catchment (N25) of the County Metropolitan Strategic Planning Area. GO TO CONTENTS
- 205 Figure 9.2 – NE-2 Sub Catchment (Metropolitan Cork) Other Categories of Retail Development 9.11.14 Guidance in relation to other specific categories of retail development e.g. factory shops, retailing in small towns, rural areas and motor fuel stations where not specifically dealt with in this Plan shall be as outlined in the Retail Planning Guidelines. 9.12 Retail and Transport 9.12.1 A key policy objective of the Retail Planning Guidelines is to secure a general shift towards sustainable travel modes through careful location and design of new retail development. This is in line with national sustainable transport policy. 9.12.2 The Council will where possible seek strong alignment with public transport and retail. By encouraging appropriate retail development in locations with good public transport facilities such as centres of cities and larger towns, increased usage of public transport can be encouraged in addition to where it can be readily connected by footpaths and cycle facilities to surrounding areas. The town centre therefore represents the preferred location for retail development. See also Volume 1 Chapter 12 Transport and Mobility. County Development Plan Objective TCR 9-18: Aligning Retail Development and Transport a) Promote and support retail (and town centre development) which is in line with national transport policy on sustainable transport and seeks to make town centres/retail locations as attractive and accessible as possible by public transport, cycling and walking in particular. b) Promote Mobility Management Measures that both improve accessibility of town centre and retail areas while aiming to develop a pedestrian and cyclist friendly urban environment and street life. GO TO CONTENTS
- 206 9.13 Design and Innovation 9.13.1 To ensure that the county sustains and enhances its attraction and competitiveness as a retail destination, it must be proactive and responsive in respect of innovation in retailing and new retail market trends. Retailing is a key part of Cork County’s tourism offer and, as such, is important to the county’s economy as a whole. Encouraging and facilitating innovation, be that in trading format, location or product, will assist the county to build on the success that has been established to date and, consequently its retail profile and attraction. 9.13.2 The Retail Design Manual which accompanies the Retail Planning Guidelines is a key guiding document through which quality and innovative design solutions for retail developments are achievable. The Guidelines advocate that planning authorities should promote quality design and respect for heritage in retail developments. 9.13.3 As retail and other proposals are often located within town centres the majority of which are historic in nature it is important that development proposals respect and take cognisance of their context and respect the special character of the area where it exists. 9.13.4 Retailers should be prepared to be flexible in appraising potential sites and buildings and, if possible, adapt schemes onsites which are well located in the context of the sequential approach to retail development. County Development Plan Objective TCR 9-19: Design and Innovation in Retail a) To encourage retail development that respects the character of its surroundings and demonstrates the potential for a flexible and innovative approach to future retail formats and other uses. b) To promote high standards of design and finish in accordance with the principles established in the Retail Design Manual (part of the Retail Planning Guidelines) in the delivery of quality urban design and retail development proposals. c) To encourage retail and town centre proposals which respect, retain and complement the heritage of town centres particularly shopfronts, historic buildings and streetscapes. 9.14 Shopfronts and Signage 9.14.1 The front of a shop, which includes any signage, is the public face of that premises. Poor quality shopfronts can seriously erode the character of a streetscape can be visually intrusive. The Plan proposes a series of measures in order to encourage appropriate shopfront design and more active/attractive frontages. Shopfronts of County Cork – A Design Guide for the Historic Setting prepared by the Heritage Unit in the Planning Department is a useful design guide which should be considered when development or alterations involving shopfronts are being proposed. (See also Chapter 16 Built and Cultural Heritage) County Development Plan Objective TCR 9-20: Shopfronts and Signage a) Ensure new shopfront (and signage) design respects and enhances the character and architectural heritage of the existing streetscape. Encourage, where appropriate, the use of contemporary shop front design. b) Prevent the use of film or screening that obscures the glazed area of a shopfront window where it negatively impacts upon the streetscape. c) Ensure that corporate logos, lighting, designs and colours are not used at the expense of the streetscape. d) Require that security shutters on new shopfronts are placed behind the window glazing and are transparent and encourage the use of transparent security shutters on all existing shopfronts. GO TO CONTENTS
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- 209 CHAPTER 10 TOURISM Aim of Chapter Promote a sustainable and well managed tourism industry which protects the environmental and heritage assets of the County while delivering economic benefits throughout the County. Identify and develop new and diverse tourism products - particularly those associated with heritage and environment, arts and culture and acknowledge the need to spread appropriate tourism growth and tourist related enterprises beyond established resorts and larger towns to rural areas.
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Source Cork County Council: Cork County Development Plan 2022–2028 – Volume One: Main Policy Material (2022–2028) · Licence the publisher's termsText read from the publisher’s PDF; tables, maps and drawings do not survive as text, and page numbers are the PDF’s (its first page is 1). Check the original before relying on a passage.