Fingal Development Plan 2023–2029 – Written Statement (Consolidated)

1. Page 291

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   EMPlOyMENT AND ECONOMy 291FINGAL DEVELOPMENT PLAN 2023-2029 7.5.3.3 Rural enterprise It is acknowledged that the development of rural enterprise and employment opportunities will be vital to sustaining the rural economy. In accordance with the economic strategy for the overall County, employment, servicing the rural areas, should, in general, be directed to the local employment centres of small towns and villages and rural business zones, catering for local investment and small-scale industry. Within the rural countryside, horticulture, agriculture, equine, recreational, tourism, energy production and rural resources based enterprise is promoted. Home-based economic activity in rural areas (such as a homebased childcare facility, business, or craft workshop) will be positively considered provided the proposed business protects and promotes the physical environment, does not impact, in an excessively negative way, the existing character or nature of any area, and does not encourage significant increases in traffic. Policy EEP26 – Rural Enterprise Encourage and support local enterprise within Fingal’s small towns, villages and rural business zones by facilitating the provision of space for small scale employment including office development. Objective EEO71 – Vacant and Under-Utilised Buildings Encourage the re-use of vacant and under-utilised buildings within Rural Villages as accommodation for small and medium sized enterprises. Objective EEO72 – Home-Based Economic Activities Permit home-based economic activities in existing dwellings, where by virtue of their nature and scale, the activities can be accommodated such that the proposed activity does not impact in an excessively negative way on: i. The operation of agriculture or horticulture farms in the vicinity, ii. The rural ecology and landscape of the area, iii. Any adjacent residential use, iv. The primary use of the dwelling as a residence. Objective EEO73 – Broadband Support and facilitate the expansion and rollout of high-speed broadband services within rural areas.

2. Page 292

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   EMPlOyMENT AND ECONOMy 292FINGAL DEVELOPMENT PLAN 2023-2029 7.5.3.4 Quarries, Aggregate Extraction and Land Reclamation The Council recognises the importance of extractive industries to the local and national economy as valuable sources of raw material for industry in general and the construction industry in particular and as an important source of employment. Currently, Fingal has a limited number of operating quarries and all of the extractive quarries in north Fingal have been exhausted to date. The Council will seek to ensure that significant aggregate resources in the County are appropriately protected and, in this regard, will restrict the siting of incompatible developments that would interfere with the efficient development of such resources. The potential use of alternative sources of sustainable material such as construction and demolition waste (C&D) is encouraged and should be employed where possible to reduce the need for excessive extraction. Dust, noise, water pollution, vibration, visual impact and traffic generation are some of the factors that have to be considered for these industries. Balancing the economic benefits of extraction against potential environmental impacts is imperative. Policy EEP27 – Aggregate Extraction Protect and safeguard the County’s natural aggregate resources from inappropriate development and support the sustainable extraction of aggregate resources at suitable locations within the County subject to appropriate environmental safeguards. Objective EEO74 – Avoidance of Adverse Impacts on the Environment, Residential and Visual Amenities Ensure that proposals for extraction and land reclamation avoid significant adverse impacts on the environment, residential amenities and the visual amenity of the area through environmental assessment, mitigation and appropriate provision for the restoration of the landscape. Objective EE075 – Mineral Extraction and Land Reclamation Prohibit mineral extraction and land reclamation along the coast, particularly in proximity to estuaries, except in exceptional circumstances, where it can be demonstrated that there will be no significant adverse impact on the environment, visual amenity, heritage or the conservation objectives of European Sites. Objective EEO76 – Prohibit Removal of Beach Material Prohibit the removal of beach material, aggregates, sand and gravel, including the removal of material from sand dune ecosystems. Objective EEO77 – Preserve and Protect Coastal Wetlands, Coastal Habitats and Estuarine Marshes Preserve and protect coastal wetlands, coastal habitats, and estuarine marsh lands in coastal areas from inappropriate development, including land reclamation. Any proposals for land reclamation in coastal areas shall be subject to Screening for Appropriate Assessment and to an assessment of impacts on any such wetlands, coastal habitats, and estuarine marsh lands and its impacts on coastal processes including erosion, deposition, accretion and flooding particularly in light of climate change.

3. Page 293

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   EMPlOyMENT AND ECONOMy 293FINGAL DEVELOPMENT PLAN 2023-2029 7.5.3.5 Agriculture, Agri-food and Farm diversification Fingal is the principal County within the Dublin region for agricultural activities and has a national reputation for its horticultural sector. The agricultural profile of the County is characterised by mainly tillage and beef production operators, with a number of horticultural farms engaged in specialist fruit and vegetable production. Agriculture and agri-food are not significant employers to the County at present, but the industry is still underdeveloped. The quantum of agricultural land available and favourable zonings for the sector create significant potential opportunity to grow the sector and its employment base into the future. Fingal has a well-established agri-food sector with a number of successful agri-food companies. This sector is well placed to play a significant role in the economy into the foreseeable future. The agricultural sector must adapt to the challenges posed by modernisation, restructuring, market development and the increasing importance of environmental issues. It is recognised that there is a need for diversification from traditional agricultural practices. The Council will encourage farming practices and production methods that have regard to conservation, landscape protection, the protection of wildlife habitats, endangered species, flora and fauna and water quality. Sustainable agricultural practices will be encouraged to ensure that development does not impinge on the visual amenity of the countryside or on the architectural heritage of the County and that watercourses and areas of ecological importance are protected from the threat of pollution. The Council will continue to support and facilitate agriculture and new agricultural initiatives. Fingal County Council, through the Local Enterprise Office, is delivering a wide range of financial and nonfinancial supports to agri-food companies in the County. The Agri-Food Strategy for Fingal builds upon this work and sets out a common framework that will foster innovation and collaboration across the sectors, increasing value added, leading to further jobs creation in the agri-food sector and maximising the potential of the agri-food base in the County. Fingal County Council developed the strategy with the input of a steering group of local sectoral experts. Policy EEP28 – Agriculture Safeguard the agricultural identity of North Fingal, promoting the rural character of the County and supporting the agricultural/horticultural production sectors. Policy EEP29 – Regenerative Farming and Community Supported Agriculture Support and encourage Organic and Regenerative Farming and Community Supported Agriculture in the Fingal Area. Objective EEO78 – Protection of Agricultural Lands Support and facilitate the protection of agricultural lands in the County, ensuring that new development does not irreversibly harm or compromise the commercial viability of existing agricultural land. Objective EEO79 – Support and Facilitate Horticultural Development Support and facilitate horticultural development in Fingal encouraging the establishment/ expansion of new enterprises where appropriate.

4. Page 294

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   EMPlOyMENT AND ECONOMy 294FINGAL DEVELOPMENT PLAN 2023-2029 Objective EEO80 – Support and Facilitate Agri-business Growth Support and facilitate the growth of agribusiness in Fingal and encourage agribusiness and support services which are directly related to the local horticultural or agricultural sectors in RB and FP zoned areas. Objective EEO81 – Direct and Encourage Agribusiness to Appropriate Locations Direct and encourage agribusiness which relies primarily on imported food and produce into areas which have adequate road infrastructure, and which are appropriately zoned. Objective EEO82 – Support and Encourage the Equine Industry Support and encourage the development and expansion of the equine industry in the County, including supporting equine related activities of an appropriate size and at suitable locations. Policy EEP30 – Agri Food Industry Encourage and provide for industry specifically linked to food, agriculture and the development of added value opportunities in these areas. Policy EEP31 – Fingal Agri-Food Strategy 2019–2021 Support the objectives and actions of the Fingal Agri-food Strategy 2019-2021 and the new Fingal Food Policy which will be developed in the lifetime of this Plan. Objective EEO83 – Develop and Promote the Agri-food Sector Engage and collaborate with key stakeholders, relevant agencies, sectoral representatives and local communities to develop the agri-food sector in Fingal and the new Fingal Food Policy, to promote and showcase the agri-food sector, including supporting events such as the Flavours of Fingal, and to ensure that the potential of the sector is secured for the benefit of local communities, the environment, the local economy, and national economy. Objective EEO84 – Balance Economic Benefits of Agri-food Sector with Protection of the Rural Environment Ensure the economic benefits associated with promoting the County’s agri-food sector are balanced with due consideration for the conservation and protection of the rural environment. Objective EEO85 – Creation of High Quality Built Environments to Facilitate Growth Promote the growth of the agri-food sector in Fingal by responding to the varying needs and requirements of the different components within the sector and by creating high quality built environments offering a range of building sizes and formats, supported by the targeted provision of necessary infrastructure.

5. Page 295

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   EMPlOyMENT AND ECONOMy 295FINGAL DEVELOPMENT PLAN 2023-2029 Objective EEO86 – Farm Diversification Promote farm diversification where: ƿ the proposal is related directly either to the agricultural operation engaged upon on the farm or the rural nature of the area. ƿ The use is compatible with the existing road infrastructure in the area. ƿ it does not unacceptably impact on the landscape, environment and character of the area. Objective EEO87 – Promote Sensitive Re-use and Adaptation of Farm Buildings Promote the sensitive re-use and adaptation of existing farm buildings for farm diversification. Where a new building is necessary, it shall be sited, where practical, in or adjacent to the existing group of farm buildings and shall relate to existing buildings and the surrounding countryside in terms of design, siting, and materials. Objective EEO88 – Support Teagasc and Other Farming / Local Bodies Support and facilitate the work of Teagasc and other farming / local bodies within the County in the promotion of the rural economy, including agriculture development, rural diversification, tourism adaptation and in the development of new initiatives to support farming. 7.5.4 Retail Retail plays a significant role in the growth and economy of Fingal and the retail sector is the single largest industry in Fingal County by count of enterprise (2020 Q4) with over 1,500 businesses active within the industry. Retail demand is largely a function of population and available consumer expenditure. Overall population growth in Fingal County has been significant over the past 10 years. Levels of growth have not been evenly distributed across the County but has largely focused in existing urban centres. Swords, and Blanchardstown account for 30.7% of the absolute growth (10.4% and 20.3% respectively), while existing Level 3 settlements account for a further 34.6%. The remainder account for 34.7%. Spatially, population growth appears correlated to proximity to Dublin City and the M50/M1 network. As per the Settlement Strategy in the RSES, the population of Fingal is anticipated to grow 369,000 by 2031. Retail policy will account for this growth spatially within Fingal and anticipate the associated implications for retailing provision for our major urban centres, towns, and villages. Using absolute population growth3 as a proxy for demand, growth has roughly been in line with the expectations set out within the Retail Hierarchy for Fingal. A notable feature has been Balbriggan, which has seen a significant population growth of 14.7% over the ten-year period from 2006–2016. EMRA will support and drive the preparation of a new retail strategy for the Region under the requirements of the Retail Planning Guidelines for Planning Authorities 2012, or any subsequent update, to update this hierarchy and apply floorspace requirements for the Region. Fingal County Council will prepare a variation to the Development Plan if and when it is required by any update to the retail Guidelines. 3 Approximated population growth via application of underlying electoral division data in lieu of settlement-specific due to data constraints.

6. Page 296

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   EMPlOyMENT AND ECONOMy 296FINGAL DEVELOPMENT PLAN 2023-2029 Fingal County Council retail policy will continue to prioritise designated retail centres in the retail hierarchy and future retail development shall be based on a sequential approach, as indicated in the Retail Planning Guidelines. New retail development should be directed primarily into the major town centres and town centres in the County and be in accordance with the type and format indicated in the retail hierarchy. New retail development for small towns, village centres, local centres and small villages (Level 4 and Level 5) should similarly be in accordance with the Fingal Retail Hierarchy, with a strong emphasis on being of an appropriate scale and offer to sufficiently meet local retailing needs. New retail developments for level 2 and 3 centres should be located within the core retail areas identified for these centres. Proposals for new retail development outside of the defined core retail areas will only be considered in exceptional circumstances where the Planning Authority is satisfied that there are no sites or potential sites available either within the core retail area or on-the-edge of the core, and that the proposed retail development is necessary to serve the needs of the area. A key focus for retail policy in Fingal is for the regeneration of our towns and villages and recognition of Town Centre First: A Policy Approach for Irish Towns and its role in the regeneration of towns and villages post Covid-19. Fingal County Council has taken a proactive approach to improving the attractiveness of towns and villages in Fingal post Covid-19 with schemes to upgrade the public realm with the provision of planting, seating, bike parking, parklets, toilets and pedestrianisation of some streets to encourage footfall and the encouragement of outdoor public realm space by citizens. Fingal County Council will support measures required to create town and village centres that have mixed uses at the heart of them, that can support high quality living environments alongside commercial/retail and other service requirements. The need for appropriate regeneration policies are also important, whereby existing town centre renewal projects can increase the attractiveness of a town/village centre, with ways identified by which Fingal’s urban centres can be continually improved and be appealing places to visit and spend time. 7.5.4.1 Changing nature of retail Retail plays a vital role in contributing to economic growth, providing and sustaining employment and in creating attractive urban and rural areas where people have the services they require to increase the quality of their lives in their specific communities. Retail undoubtedly makes a critical and positive contribution to Irish society. In 2020, sections of the retail sector faced the devastating consequences of Covid-19 and the associated restrictions. The September 2020 issue of the Dublin Economic Monitor stated that Covid-19 restrictions decimated retail spending across many sectors of the Dublin economy, while accelerating the pre-existing trend towards eCommerce. In Dublin eCommerce increased by 43%. Spending on entertainment (hotels, bars and restaurants) was down 79.7% year on year whereas spending on necessities (groceries) had increased by 16.7% year on year. Spending on clothes and department store goods was down by 56.7% year on year in Q2 2020. (Dublin Economic Monitor September 2020). Trends in online shopping increased significantly during the pandemic. The pandemic resulted in challenges for retailers and impacts on town centres in terms of vacancy rates and business closures. Given Fingal’s location within the Eastern and Midland Region it is likely that new and innovative retailing formats will seek to establish in Dublin and Fingal County Council’s policies will be sufficiently flexible to consider these where appropriate. Supporting the recovery of the retail sector in Fingal has included the provision of financial incentives, Town Centre Renewal Plans and Placemaking Strategies, which have been advocated in the RSES. Taking a Town Centre First Policy approach to development is key for revitalising

7. Page 297

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   EMPlOyMENT AND ECONOMy 297FINGAL DEVELOPMENT PLAN 2023-2029 our towns and villages, making them vibrant places to live, work, shop and do business in. The creation of additional outdoor dining facilities is bringing increased footfall to our towns and villages and is showing an increased spend in retail. Fingal County Council is currently reviewing its Casual Trading Bye-laws with a view to expanding the number of locations available to independent vendors with a coffee/food offering at popular locations. In addition, Fingal County Council has a Countywide Shopfront Improvement Scheme to encourage local businesses to improve their street frontages and revitalize Main Streets across the County. Improving the appearance of streetscapes and revitalising vacant spaces, including encouraging the provision a mix of retail, commercial, leisure and residential uses in our town centres will be central to the Council’s policy for supporting the retail sector. Town Centre First approach 7.5.4.2 Vacancy Vacancy rates are indicative of the local economic health of towns. Key objectives of the retail policy in the Plan is to ensure that the County’s urban and rural centres perform at an appropriate level with a range of retail provision and offer reflective of their classification in the Fingal Retail Hierarchy, and that the vitality and viability of retailing in these centres is protected and enhanced as opportunities arise. In terms of commercial vacancy, the overall vacancy rate for Fingal County in Q2 2020 was 13.0%, 0.5% lower than the national average yet 1.0% higher than the Dublin average. (Source: GeoDirectory 2020 Q4) Vacancy in the main streets, shopping centres, and local centres of the County’s towns and villages can present a particular challenge, as evidenced during the economic downturn. The Council’s policy in relation to vacancy in the County’s centres is to use all available measures to encourage appropriate residential, social, retail and community uses in town and village centres, in line with the Town Centre First: A Policy Approach for Irish Towns, in order to enhance their vitality and viability and actively promote these uses in existing underutilised or vacant building stock. Regeneration and healthy placemaking is a priority for Fingal County Council

8. Page 298

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   EMPlOyMENT AND ECONOMy 298FINGAL DEVELOPMENT PLAN 2023-2029 to ensure that we create healthy and attractive places to live and work and to ensure that lands are used to their full potential. Policy EEP32 – Retail Support and reinforce the retail strategy within the County having regard to the RSES, or any superseding regional retail strategy, and explore the opportunity to strengthen the retail function in Fingal’s towns and villages. Objective EEO89 – Fingal Retail Hierarchy Require that new significant retail development be primarily directed to the higher Levels in the Fingal Retail Hierarchy and specifically to the core retail areas identified for these centres. Only in exceptional circumstances (where the Planning Authority is satisfied that there are no sites or potential sites available either within the core retail area or on-the-edge of the core, and that the proposed retail development is necessary to serve the needs of the area) will proposed retail developments that are located outside of these centres and/ or the core retail areas of these centres be positively considered. Objective EEO90 – New Retail Development Ensure that applications for new retail development are consistent with the retail policies of the Development Plan, in particular with the Fingal Retail Hierarchy, and are assessed in accordance with the requirements of the Guidelines for Planning Authorities: Retail Planning, including, where appropriate, the application of the Sequential Approach, and requirements for retail impact assessments and transport impact assessments for retail developments which due to their scale and/ or location may impact on the vitality and viability of major town, town, local and village centres, while having regard to the impact such directions/ developments may have on the existing businesses operating within the area. 7.5.5 Retail Hierarchy The RSES sets out a 5 tier Retail Hierarchy for the region and the centres concerning Fingal are detailed in the Table 7.2 below. Levels 1–3 are the centres indicated in the RSES and levels 4 and 5 centres are those determined by the Development Plan.

9. Page 299

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   EMPlOyMENT AND ECONOMy 299FINGAL DEVELOPMENT PLAN 2023-2029 Table 7.2: Fingal Retail Hierarchy Level Fingal centres Zoning Objective Types of services Appropriate retail format Level 2* Swords & Blanchardstown Major Town Centres MC These centres should offer a full range of all types of retail services from newsagents to specialist shops and boutiques; large department stores, convenience stores of all types, shopping centres and high level of mixed uses including the arts and culture to create a vibrant, living place. Level 2 Centres should be well connected and served by high quality public transport, with population catchments in excess of 60,000 people. High Order Comparison Middle Order Comparison Lower Order Comparison Superstore Supermarket Level 3 Balbriggan, Major Town Centre MC These centres will vary in terms of scale of provision and the size of catchment based on their proximity to a Level 2 Centre. Generally where the centre has a large catchment (such as Balbriggan) and is not close to a major town centre, there should be a good range of comparison shopping (though no large department store), with a mix of uses and services, some leisure activities and a range of cafes and restaurants. At least one supermarket and a smaller scale department store may be required to meet local needs. Where the Level 3 Centre is close to an existing major town centre, the scale of retail and mixed use provision should be lower, with the proposed range of shops meeting more basic day to day needs, with only small scale range of comparison units trading. Level 3 Centres should generally cater for a population of between 10,000 and 40,000 people. Middle Order Comparison Lower Order Comparison Superstore Supermarket Malahide, Skerries, Charlestown Town Centre TC Level 4 Rush, Lusk, Donabate, Blanchardstown Village, Mulhuddart, Clonsilla, Castleknock, Howth, Portmarnock, Baldoyle, Ongar, Sutton, Balrothery Town Centre TC These centres should generally provide for one supermarket ranging in size from 1,000–2,500 sq m with a limited range of supporting shops (low order comparison), supporting services, community facilities or health clinics grouped together to create a focus for the local population. This level of centre should meet the everyday needs of the local population and surrounding catchment. Lower Order Comparison (limited to a small number of shops meeting local needs) Supermarket Applewood, Stapolin, Racecourse, Santry Demesne, Bayside, Castlemills, Carrickhill, Tyrellstown, Crowscastle Local Centre Roselawn and Rathbeale Local Centre LC Level 5 Kinsaley Village, Kinsaley/ Feltrim Brackenstown, Holywell, Rivervalley, Seabury, Castlelands, Mountview, Hartstown, Huntstown, Carpenterstown, Boroimhe, Ridgewood, Miller’s Glen, Laurel Lodge, Corduff and Loughshinny, Holmpatrick Shopping Centre, Skerries Point Shopping Centre, Portrane Local Centre LC These centres should meet the basic day to day needs of surrounding residents, whether as a rural focus points close to other community facilities such as the local primary schools, post office and GAA club or as terrace of shops within a suburb. Expected are a maximum of one or two small convenience stores, newsagents, and potentially other supporting services. Local shops Balscadden, Ballymadun, Naul, Garristown, Oldtown, Ballyboghil, Rowlestown, Coolquay and Rivermeade Rural Village RV *Level 1 is Dublin City Centre

10. Page 300

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    EMPlOyMENT AND ECONOMy 300FINGAL DEVELOPMENT PLAN 2023-2029 Core retail areas Major Town Centres Swords and Blanchardstown are at Level 2, the top tier of the Fingal Retail Hierarchy and corresponding with the County’s Settlement Hierarchy. These are urban centres of regional importance in terms of their retailing function and the extent of their retail provision in convenience, comparison and retail park and warehouse floorspace. The Council’s policy in relation to these Major Town Centres is to proactively improve, strengthen, consolidate and enhance their primary retailing functions in addition to the leisure, community and civic functions they offer. Objective EEO91 – Level 2 Centres Develop and promote Swords and Blanchardstown as sustainable, vibrant and prosperous Major Town Centres operating at the highest retail Level within the Fingal Retail Hierarchy, and to further strengthen, improve and diversify the retailing performance of Swords and Blanchardstown within a regional context. Objective EEO92 – Facilitate improvements to the retail offer and function in Level 2 Centres Facilitate improvements to the quantum and quality of retail offer and function in Swords and Blanchardstown, and ensure their sustainable development by consolidating, intensifying and enhancing their existing core retail areas, and by directing new retail opportunities into the core retail areas identified for each. Town and/or District Centres Balbriggan, Malahide, Skerries and Charlestown are included at Level 3 of the Fingal Retail Hierarchy. These centres are well distributed geographically throughout the County, with significant resident-populations and also serving wider catchment areas, some into rural areas. While these towns are unique with distinctive characters and historic development, they perform and have further potential to perform over the Plan period to a higher retailing level due to the strength of their resident-population and catchment-population. Objective EEO93 – Level 3 Centres Ensure the development of Balbriggan, Malahide, Skerries and Charlestown, as sustainable, vibrant and prosperous Town Centres performing at a high retail level within the Fingal Retail Hierarchy to meet the retailing needs of and offer sufficient retail choice to their local populations and catchment populations. Objective EEO94 – Retail Offer and Function in Level 3 Centres Facilitate appropriately scaled improvements to the quantum and quality of retail offer and function in Balbriggan, Malahide, Skerries and Charlestown and ensure their sustainable development by consolidating, intensifying and enhancing their existing core retail areas, and by directing new retail opportunities into the core retail areas identified for each. Objective EEO95 – Ensure Sufficient Retail Offer in Level 3 Town Centres Ensure that the Level 3 Town Centres have a retail offer that is sufficient in terms of scale, type, and range without adversely impacting on or diverting trade from the higher order retailing locations.

Source Fingal County Council: Fingal Development Plan 2023–2029 – Written Statement (Consolidated) (2023–2029) · 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.