Development plan · Galway City Council
Galway City Development Plan 2023–2029
The council's development plan written statement: its strategy, policies, objectives and development standards.
Galway City Council · 2023–2029 · 386 pages
Ask this document
Answers come only from the text of Galway City Development Plan 2023–2029, each claim linked to its page. They are not advice; check the page itself.
Free, with a daily limit.
- Economy, Enterprise and RetailGalway City Retail Trends The Covid-19 pandemic exacerbated concerns in the retail sector owing to the lengthy closures of non-essential retailers and social distancing requirements for those allowed to remain open. It greatly impacted the level of footfall in the retail centres in the city. This was reflected in the significant reduction in patronage by the resident population coupled by a significant reduction in daytime workers, students and tourists. Despite the relaxation of Covid-19 pandemic restrictions the longer term impact of the pandemic and the acceleration of changes in the sector may not be apparent in shopping patterns for some time to come. The most recent GeoView 2021 Q.23 confirms already however that after re-opening, the majority of counties experienced an increase in commercial vacancies. In the city, total retail is recorded in the Geodirectory data as constituting 20.9% of the total commercial units. In 2021 Q.2 the national average level of vacancy rate in commercial properties was recorded to be at 13.6%, while the city recorded a rate of total commercial vacancy of 17.6% for this period. The distribution of retail in the city as recorded in the Geodirectory is shown in figure 6.3. The interval since the adoption of the last Development Plan has seen a large amount of convenience floor space delivered in the city. A review of retail floor space construction up to September 2021 reveals that this is mostly of the discount variety and amounts to an increase of 3,050m2 net floor space distributed mainly in suburban locations. A significant level of comparison floor space 7,482m2 net has also been delivered, mostly concentrated in the city centre and Knocknacarra District Centre, while a change in retailing from comparison to convenience reduced existing net comparison by 1,069m2. As of September 2021 there are extant permissions for 2,356m2 of convenience floor space and 4,240m2 for comparison. Notable also is the significant quantum of convenience floor space 2,988m2 and comparison floor space 18,442m2 which is included in applications currently in the planning process. The majority of this proposed floor space is located in the Core City Shopping area and awaits decisions from An Bord Pleanála. Figure 6.3 Galway City Distribution of Main Concentration of Retail Activity Source: Geo DirectoryNACE Codes (2020) 3. GeoView - https://www.geodirectory.ie Galway City Development Plan 2023-2029 177
- Economy, Enterprise and Retail6.5 Retail Hierarchy The RSES and the Galway MASP include support for the continued expansion and enhancement of retail development within the city, acknowledging in particular the significant retail function of the city centre and the catchment it has within the county and region. The MASP supports a retail hierarchy of centres within the city, which is a key requirement of the Retail Planning Guidelines (2012) to give direction on retail policy. In particular this hierarchy will inform the role and importance of the retail centres and it is the basis for determining the appropriate scale and type of retail activity at specific locations. The classification on the retail hierarchy reflects the retail functions of each centre and integrates with and supports the settlement strategy in the Plan. In view of the requirement of the Retail Planning Guidelines (2012) to have a joint strategy for the city and county, the retail hierarchy in Table 6.1 reflects the allocated level on the hierarchy for the settlements within the County as provided for in the settlement strategy and retail hierarchy of the Galway County Council Development Plan 2023-2029. Table 6.1 Galway City and County Retail Hierarchy Hierarchy Level Type of Centre Location Level 1 Metropolitan Centre Galway City Centre Level 2 Town Centre Tuam, Athenry, Loughrea, Ballinasloe, Gort Level 3 District Centre Doughiska, Knocknacarra, Westside Level 3 District Centre (Planned) Level 3 Small Town Centres in Metropolitan Area Oranmore, Claregalway, Barna. Level 4 Small towns centres outside Metropolitan area Clifden, Moycullen, Oughterard. Level 5 Neighbourhood Centre Includes Salthill, Renmore Knocknacarra (Shangort), Doughiska (Doughiska Road), Roscam, Mervue, Castlegar, Ballinfoile. Level 5 Neighbourhood Lower tier village settlements in the county Level 6 Local Shops Corner/Local shops the city and county. Ardaun 178 Galway City Development Plan 2023-2029
- Economy, Enterprise and RetailMetropolitan Centre - Galway City Centre Galway City centre is the principle retail area within the Galway MASP. It has a substantial catchment that extends out to the county and the wider region. The buoyancy of retailing in the city is not only sustained by this catchment but also the strong tourism market, the significant non-resident daytime workforce and the seasonal influx of third level students. This is in evidence in the range of goods and services on offer in the city centre which is sustained all year round and cumulatively contributes to the vibrancy and vitality of the city centre. The ‘core shopping area’ is required to be defined for the purposes of the retail strategy in accordance with the Retail Planning Guidelines (2012). This area as shown in Figure 6.4 includes the area zoned specifically for city centre purposes and also includes the commercially zoned and operating area extending to part of the Headford Road, south of the Bodkin junction. These lands include the existing built up area of the city centre, the existing established shopping area at the Headford Road, and a number of substantial brownfield sites that can accommodate the demand for the expansion in retail development in conjunction with the development of other land uses. Within this area there is already a significant amount of high order comparison retailing and specialist services that are not available elsewhere in the County. This attraction and market dominance reflects the current status of the city and the potential of the city to grow to a scale as intended for in the NPF/RSES. The retail strategy for this plan is to direct major expansion in retail development into the city centre, in particular that of a high order comparison nature and to reinforce the function of the city centre as the hub of public life in Galway. It is considered that the success of expansion of retail services will be strengthened where it is delivered in tandem with, a diversity of uses, new neighbourhoods and an expansion of public spaces arranged in a consolidated and compact format and framed in high quality design. Figure 6.4 Core Shopping Area Galway City Development Plan 2023-2029 179
- Economy, Enterprise and RetailThis approach reflects the success of modern retail formats where the development of the sector operates in a broader economic context, with a mix of complementary uses and activities where shoppers have easy access and an experience of a good quality urban environment. Galway City centre has much to offer in this regard with a high quality built and natural environment, a range of other uses, good leisure and recreational opportunities, cultural experiences and an all year round calendar of events. However the city will need to expand and diversify the retail offering to remain competitive, service the ambitious population growth targets, and to provide for the associated employment needs. Appropriately focused planning policies can facilitate this through a plan-led approach and can, as is required under the Retail Planning Guidelines (2012), do this in particular through activating the potential redevelopment opportunities as exist in the city core. The historic core of the city currently affords few opportunities to meet the demands for large modern floorplates but the adjoining designated regeneration sites at Ceannt Quarter and the Inner Harbour and to a lesser extent the Eyre Square East site can provide a seamless link from the intimate street network of the core onto these larger scaled brownfield sites. These brownfield sites have significant capacity to support a more diverse retail offering in a mixed use context. They have a scale and location that can also support a critical mass of housing and modern office developments. They also have a capacity to create new public realm and expanded civic and cultural spaces. Some of these elements are emerging in schemes that are currently under construction, included in extant permissions and included for in emerging proposals. If delivered these will make a significant contribution to the viability and vitality of the city centre, the competitiveness of the Galway MASP and the creation of new neighbourhoods. The Headford Road LAP area is an additional designated regeneration site which is located in the defined core shopping area. It currently includes a significant level of comparison and convenience retail floor space, set in expanses of surface car parking. These are mainly accommodated in a 1970’s shopping centre and an adjoining retail park. In form and layout this area lacks cohesion, a sense of place, good linkages and failure to take advantage of the adjacent natural heritage assets, which include the River Corrib and Terryland Forest Park. These areas could benefit greatly from an improved urban structure, modernisation, quality design, a greater mix of uses, better linkage and integration with the finer grained street network in the historic core and a significant upgrade to the public realm. There has been a number of historical and extant grants of permission for retail floor space which include for elements of this rejuvenation and also include for residential uses in the mix. In addition, recent Land Development Agency (LDA) interest in developing part of these lands for housing, is welcome and has potential to contribute to delivering a new mixed use neighbourhood at this location. As indicated previously commercial vacancies are higher in the city than that experienced nationally. Those relating to retail are pocketed throughout the city. Some vacancies reflect the recent collapse of UK Arcadia Group and Debenhams, other reflect traders that have suffered from extended Covid-19 pandemic closures. It is considered that with time these units will become re-occupied. In general existing retail has potential to benefit from the economic lift that expansion of development onto the regeneration sites will bring. This would include the potential patronage from new residential communities and new workers. These businesses will also benefit from the planned public investments including that in sustainable transport and the public realm. There is also a trend for a number of existing retail units with small floorplates to be replaced by leisure uses such as restaurants and cafes. Where appropriate, particularly in the secondary streets, these uses can add to the vibrancy and experience of the traditional ‘bricks and mortar’ shopping and help conserve and re-use many of the historic buildings. These streets and their adaptable uses have also proven the potential of the outdoor economy during the Covid-19 pandemic restrictions with outdoor seating, entertainment and markets. With appropriate controls and management these uses, generally relating to the hospitality sector, have the ability to further activate streets and add to the attraction of the city centre as a destination. 180 Galway City Development Plan 2023-2029
- Economy, Enterprise and RetailIn parallel with polices that will protect and promote the city centre as the primary retail area in the Galway MASP, the plan includes for other strategies that will enable the city centre to sustainably develop as a safe, attractive and walkable environment. The Galway Transport Strategy (GTS) includes for a number of projects that will improve accessibility and the quality of the city centre environment by reducing car traffic, improving walkability, cycle access, and deliver improved journey times for buses. The implementation of the Galway City Public Realm Strategy in conjunction with the GTS projects is supported by commitments under the Urban Regeneration & Development Fund (URDF) and the NDP and will be transformative for the city. These projects will improve the streets and public spaces, create new spaces, redress the balance in favour of pedestrians and cyclists over vehicular traffic and create a high quality accessible public realm. The regeneration areas are considered the priority areas for development in the city for retail, service retail and suitable types of commercial offices. This mix of development in conjunction with the development plan requirements to deliver residential floor space concurrent with commercial floor space will consolidate, affirm and protect the prime role of retailing in the city centre. Level 2: Important Towns – County towns The Galway County Development Plan 2022-2028 includes for a retail hierarchy and a settlement hierarchy for the county area. The importance of the five main towns in the County ensure that these are given a high level of importance which when expressed in terms of the joint assessment are at Level 2. The aim in this regard in the County Plan is to “actively promote a hierarchy of retail functions in the County that complements the settlement hierarchy of this plan and there will be a general presumption against out of town retail development.” Level 3: Districts Centres This level includes the three existing and the one planned district centres. In general, district centres function to provide a range of services characterised by large multiple anchors with a mix of convenience and comparison goods. In addition there is generally a range of smaller local services including local offices, restaurants, recreational and community facilities. District centres are generally of a scale and nature that serve the local catchment and their day to day needs and tie in with the settlement strategy and other objectives in the Core Strategy. Two of these centres, Doughiska on the east and Knocknacarra on the west are located in the more recently developed suburbs. Westside is located in the more established inner western suburbs. Doughiska and Knocknacarra have experienced major growth in population in recent years and have a clear need for the benefit of retail, service retail and community facilities. The settlement strategy for Knocknacarra is to allow development to reach anticipated growing levels of population through consolidation of existing zoned lands. The aspiration for the balance of lands within the Knocknacarra District Centre, mostly to the south, is to function more as an ‘urban village’ type centre than a single use shopping centre and to service the exiting and targeted scale of population. It is anticipated that the extensive balance of remaining lands will benefit from an overall masterplan and deliver a good mix of uses that complement the current large floorplate retail uses on phase 1 at the northern side. In this regard complementary uses include uses for local retail services, social and community services, recreation, culture and leisure uses integrated with a critical mass of residential use. A Masterplan Framework for these lands will provide for a layout that can demonstrate distribution of uses, civic and amenity spaces and integration with existing development and amenities. With adjacency of local schools and parklands, greenway linkages and imminent investment under the GTS in sustainable transport, this area of Knocknacarra District Centre is well placed to contribute to the concept of the 15-minute neighbourhood. Galway City Development Plan 2023-2029 181
- Economy, Enterprise and RetailThe area known as Westside is more established than the other two existing district centres. It has a legacy of mainly convenience floor space, with a range of local and community services and good adjacency to a number of well-developed parklands. It exhibits an area in transition from older more industrial type uses to a gradual delivery of more diversified services and facilities which can serve the local community including Shantalla, Corrib Park, Newcastle and Taylors Hill and the large workforce and students at UHG and University of Galway. It is anticipated that new developments in this area will deliver both commercial, community and residential developments in a compact, attractive format. In design, renewal will be required to rehabilitate the public realm, be of a high architectural quality, encourage and facilitate active modes and passive surveillance when combined will enable transformation of the area to become an attractive and vibrant place. This area has benefited from investment in recreation facilities, access upgrades including bus lanes and cycle lanes and the designation of the main access road, Seamus Quirke Road as suitable for a rapid transit bus route. This investment will be beneficial especially on the larger opportunity sites which form part of the district centre. Doughiska is the most recent suburban development in Galway and grew rapidly from the early 2000’s during an unprecedented growth in the city and economy. It is smaller in scale than Knocknacarra and Westside but still has potential for consolidation on undeveloped residentially developed lands. The district centre at Doughiska developed in parallel with the population growth and is supplemented by a neighbourhood centre and local shops. Doughiska District Centre takes the form of a medium sized shopping centre with a national multiple as an anchor, supporting convenience, mixed with comparison goods. The district centre also includes for small comparison units, a number of local services and restaurants. It has potential on the remaining lands for expansion to broaden the mix and potentially include for some residential uses also. Although located adjoining a main junction and with limited permeability opportunities, it benefits from a high frequency bus service and will also benefit from additional planned investments in sustainable transport modes in the area. Ardaun is included in the Core Strategy as a future settlement area that can accommodate up to 5,386 persons during the plan period and an additional 7,235 persons in the longer time frame. It is classified as being designated as a Level 3 planned District Centre on the retail hierarchy and is designated as a future settlement area that will cater for a significant population and also function as a business district that will attract a broad worker catchment. The vision for this area is to have a distinctive mixed use urban village that is design led, compact and walkable. It is anticipated that the village centre will support a range of services including retail, to support the neighbourhood population and also to cater for some of the immediate needs generated by the significant commuting population working nearby and the anticipated workforce that the area will attract. For these reasons it is designated as a location that can support a district centre in the future. The area has been subject to an Area Based Transport Assessment (ABTA) which recommended access improvements. Required improvements to deliver these upgrades and sustainable transport measures are being advanced through funding allocated under the URDF supports. These works, in addition to planned investment in public transport linkages and active transport modes in the area will help create a successful district centre at this location. 182 Galway City Development Plan 2023-2029
- Economy, Enterprise and RetailLevel 3 Small Town Centre – MASP Area The Galway County Development Plan 2022-2028 includes for the retail function of these towns to be considered in the context of the settlement strategy for the County area of the MASP and to function as ‘the main focus for new retail developments in line with population targets.’ Level 4: Small Towns – Small County Settlements The Galway County Development Plan 2022-2028 similarly includes for the retail function of these towns to be considered in the context of the settlement strategy for the county area and has an objective- ‘To protect and strengthen the economic diversity of the Small Growth Towns enabling them to preform important retail services amenity residential and community functions for the local population and rural hinterlands.’ Level 5: Neighbourhood Centre The Retail Planning Guidelines (2012) describes neighbourhood centres as providing shopping at a local level. Typically the provision in neighbourhood centres is primarily convenience goods retailing. Many include some local services such as pharmacies, hairdressers and dry cleaners. Neighbourhood centres perform important functions in supporting communities as they are normally very accessible. They provide for ‘top up shopping’ for the immediate catchment and in addition to providing a service they also play a broader role in fostering community spirit. They are particularly important for providing a service that is not dependant on car access and are capable of being reached on foot or by cycling within 10-15 minutes. The benefits and value of neighbourhood centres and local shops gained new appreciation during the Covid-19 pandemic restrictions on movement. The continuation of this increased patronage should be encouraged and can be enhanced through appropriate direction of public investment in amenities, improved permeability and sustainable transport modes and through the encouragement of a good mix and design quality in any new developments in the neighbourhood centres. There are a number of existing developed pockets of commercial activities in the city that function as neighbourhood centres such as commercial hubs on the Dublin Road; Remore; Joyce’s Knocknacarra; Salthill Village; Doughiska Road; Roscam; Castlegar commercial centre; Ballinfoile (Tornóg); and emerging sites such as that under construction on the Crown Square, Mervue. It is policy to facilitate the development of new neighbourhood centres and also to allow for expansion in existing neighbourhood centres where it can be demonstrated that there is a deficit of services or where significant population is planned for in accordance with the Core Strategy. It is important also that where these already exist and serve a local catchment that they are safeguarded for these purposes through policies and the development management process. Level 6: Local Shopping – Villages; Residential Neighbourhoods in the City This level of provision is the most basic level and consists mainly of a mixture of corner and parade shopping in suburban areas and village stores in small rural settlements. They perform an important function at local level providing day-to-day food needs and services to local communities. It is important to encourage these types of developments and safeguard existing ones in view of their contribution to sustaining neighbourhood and village life and because they afford convenience, access by sustainable modes and contribute to community resilience. Galway City Development Plan 2023-2029 183
- Economy, Enterprise and Retail6.6 Retail Warehousing/Bulky Goods Bulky goods by definition require access by car and when located in a grouped fashion with communal car parking are termed retail parks. In Galway City there are a number of areas where bulky goods retailing is accommodated such as Liosbán, Briarhill, Headford Road, some areas adjoining the Tuam Road, some areas on the Seamus Quirke Road and at Wellpark. Many have evolved in conjunction with industrial areas, business parks, motor sales outlets and areas in transition, in a piecemeal fashion in environments of poor urban quality, designed mainly for car borne customers. There has been some additional provision delivered since 2017. On review of existing zoned provision, vacant floor space, extant permissions and likely turnovers, it is not considered necessary at this time to specifically designate any additional lands, other than what exists for such uses. This will be reviewed following preparation of the quantitative analysis and review of additional floor space requirements as part of the joint retail study. It is important that the range of retailing in retail parks and bulk goods outlets are restricted to goods of a bulky nature. This is in order to protect the vitality, vibrancy and viability of the core city centre area and other appropriately designated centres. The Retail Planning Guidelines (2012) do recognise that there are formats that include ancillary items associated with otherwise bulky goods, but recommend that these are limited to sales space of not more than 20% of the total net retail floorspace of the relevant retail unit. 6.7 Need and Location of Future Retail Floorspace The Retail Planning Guidelines (2012) recommend that development plans should include as part of their retail strategy, a broad assessment of the requirement for additional retail floorspace over the period of the strategy, in this case up to the beginning of 2029. As referenced previously the broader retail strategy exercise to be carried out in conjunction with Galway County Council will set out the need for additional retail floorspace for comparison and convenience goods, taking into consideration the existing floor space, existing and emerging trends in retailing and based on the policy objectives in the MASP and the associated target population. In general, future retail floorspace should be distributed in line with national guidance and RSES direction to adopt the sequential approach. Currently for the MASP area, the overall preferred location for large scale, new retail development is in the city centre and the designated district centres. The County settlements in the MASP as indicated in the Galway County Development Plan 2022-2028 are designated to provide for new retail developments in line with the demands of their population targets. This direction to adopt the sequential approach is emphasised in the Retail Planning Guidelines (2012) as key to enhancing vitality and viability of city and towns and described as an overarching objective in retail planning. Proposals in the city for new, adapted or extended developments that could result in a scale of development that is likely to have a significant impact on the role and function of the designated retail centres will only be considered for where it has been demonstrated to the satisfaction of the City Council that there are no sites or potential sites or vacant sites within the city centre or designated district centres before an edge-of-centre or out of centre site will be considered. This accords also with the NPF agenda for compact growth. 184 Galway City Development Plan 2023-2029
- Economy, Enterprise and RetailIt is considered that the estimates for additional floor space when arrived at will be treated as the broad guideline for the additional quantum of retail floor space needed over the period of the plan. It would not be appropriate to use these estimates of projected floor space requirements in a very prescriptive manner. Trends in the economy, global market, e-commerce, and nuances in the property market, new formats and vacancy levels will all influence the functioning of the retail market. In addition the need for Galway to grow as a competitive NPF regional city of scale, the need to achieve equitable distribution of retailing opportunities and achieve a good geographical spread, sensitive to catchment profiles and accessible to public transport will also be factors to consider. Notwithstanding this, the projections will be used as a general measure of likely demand and consequently assessed in the context of the provision made for retailing and the associated quantum of lands zoned. As recommended in the Retail Planning Guidelines (2012) the Council will include for the monitoring of retail trends including for scale, nature and spatial distribution in the context of the overall retail strategy, the settlement strategy and policies on sustainable neighbourhoods. This monitoring will be included for in the overall monitoring structure as included for in Appendix 1 of the Plan. It will allow for a review of policy if needed to ensure sustained vibrancy, vitality and viability in the sector. 6.8 Retail Impact Assessments Retail Impact Assessments (RIA) should be submitted to support major proposals in order to demonstrate compliance with the City Development Plan and to show that there will not be an adverse effect on the existing retail centres, an undermining of the potential for the Regeneration and Opportunity Sites and that the development will contribute to achieving compact growth. In general the requirement to submit a RIA will be determined in the context of the development plan policies and objectives for retailing or as may be conveyed by the City Council at pre-planning stage or in the course of assessing an application. RIAs should be carried out in accordance with the requirements set out in the Retail Planning Guidelines (2012). 6.9 Design Quality A high level of design quality can make an important contribution to the vitality and vibrancy of the city centre and generally all retail centres. The Retail Design Manual (DAHG 2012) (a companion document to the Retail Planning Guidelines 2012) highlights 10 key principles that should be applied when guiding retailing in order to deliver quality urban design outcomes. These provide a framework for development of the retail sector in a way which meets the needs of modern shopping formats while contributing to protecting, supporting and promoting the attractiveness and competitiveness of city and town centres as places to live, work, shop and visit. The application of this approach is supported in Chapter 8 which encourages good urban design and treatment of public realm areas. The quality of shop fronts too plays an important role in determining the character and the perception of the shopping street. The City Council specifically promotes an awareness of good shop front design in the Galway Shop Front & Signage Design Guidelines 2012. 6.10 Night-Time Economy The recent publication Report of the Night-Time Economy Taskforce (2021) DTCAGSM highlighted the challenges and opportunities that exist for developing social, cultural and economic activity during specific evening and night-time hours in town and city centres. The report explores the opportunities that exist for having a much more diverse and welcoming night-time environment. The intent is that the range of activities supported should be inclusive, suit all ages, abilities and interests and be a safe environment supported by flexible transport options. The report includes for a range of recommended actions for sectoral reform that will need stakeholder support at both national and local level and a structure driven by a dedicated Night-Time Economy Advisor. Galway City Development Plan 2023-2029 185
- Economy, Enterprise and RetailIt is recognised that Galway City is particularly well placed, with the appropriate investments, supports and regulations to benefit from developing the night-time economy and culture. Advancing and diversifying night-time entertainment, leisure and the creative offerings in the city will create employment, enhance tourism and improve the social atmosphere in the city at night. In turn this will further expand the attractiveness of the city as a destination and support the economy including that relating to both day-time and night-time retailing. 6.11 Climate Action The retail sector has an important role in promoting and delivering an environmentally sustainable economy. Retail/IBEC4 highlights the ongoing commitment of retailers to reduce their carbon footprint and to promote sustainable sourcing and trading practices. This includes for increased use of renewable energy, low energy equipment, building with recycled materials and reducing the amount of plastics. The retail sector is also key to promoting re-cycling including through hosting community recycling facilities adjacent to shops and also through their involvement in ‘Repak’ and commitments made under the ‘Plastic Pledge’. Retailers will also have a significant influence in meeting Ireland’s ambition to develop the circular economy. The government’s Circular Economy Strategy5 quotes that climate action measures that focus on a transition away from fossil fuels towards renewables and energy efficiency measures can only address 55% of emissions. The remaining 45% will have to come from the making of things. The strategy highlights the need for production and consumption to achieve a systemically circular economy, where waste and resource use are minimised by default and where good design preserves product value for as long as possible. Retailing and general business have an important role in championing the circular economy and encouraging and investing in the making of things in ways that are more circular and less resource intensive. 4. https://www.ibec.ie/connect-and-learn/industries/retail-and-tourism/retail-ireland2021 5. Ireland’s First Whole-of Government Circular Economy Strategy Public Consultation on the Proposed Publication of the Strategy April 2021 186 Galway City Development Plan 2023-2029
Source Galway City Council: Galway City Development Plan 2023–2029 (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.