Development plan · Kildare County Council
Kildare County Development Plan 2023–2029 — Chapter 8: Urban Centres and Retail
One part of the council's development plan written statement, which the council publishes in parts. Variations adopted since are not in this text.
Kildare County Council · 2023–2029 · 38 pages
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- 8.7 Retail Policies for Towns and Settlements in Kildare 8.7.1 Level 2 – Major Town Centres and County (Principle) Town Centres 8.7.1.1 Naas Naas is designated as a Level 2 Major Town Centre in the RSES retail hierarchy. In this regard, Naas provides employment for its surrounding areas, has access to highquality transport links and has the capacity to act as a growth driver. The RSES identified Naas as having a high job ratio providing a large employment base for resident workers and attracting inward commuting from a wide catchment comprising north Kildare and west Wicklow. The strategy identifies several areas within the town to capitalise on economic growth such as the development of Corban’s Lane Shopping Centre. The town centre is located primarily along North and South Main Streets and expands out onto neighbouring streets and towards the Devoy Quarter. It is largely characterised by small, narrow plot sizes interspersed with larger civic and financial buildings. It offers a range of convenience and comparison shops, pharmacies, cafés, restaurants, hotels and public houses. It has a strong evening economy and has been accredited the Purple-Flag status for standards of excellence in managing the evening and night-time economy, as one which is enjoyable, entertaining, diverse and safe. The Core Retail Area (See Map V1 - 8.10) which forms part of the commercial core, is the preferred area for retailing to protect and improve its vibrancy and vitality. The footprint of the commercial core will be consolidated and encouraged to expand to the east and west of Main Street. It is envisaged that this expanded core will include a range of uses such as financial, hospitality and residential along with retail and services. At present retailing is concentrated along the Main Street and has extended into some secondary streets. A number of sites, retail units and buildings located within the town centre are vacant and/or underutilised and have been for a number of years. There has also been a shift from the primacy of the town centre, with out-of-town developments at Monread, the Globe Retail Park and Naas Retail Park at Newhall. This shift is similar to many towns nationally. To counteract this, the Retail Planning Guidelines (2012) have placed greater emphasis on promoting the development of retailing in town centres in the first instance. In order to reinforce the town centre as a viable, vibrant, universally accessible and attractive retail centre, the Main Street should be retained as the centre of commercial and retail activity. Comparison shopping must be promoted and enhanced in Naas to reflect its role at the top of the retail hierarchy in Kildare (along with Maynooth). There needs to be an emphasis on consolidation and regeneration of the town centre in order to reflect compact growth and broaden its appeal and offering. Within the centre of the town there are key strategic sites such as the Naas Shopping Mall. The Main Street and in particular, the unfinished Naas Shopping Centre (extending from Main Street to Corban’s Lane – with multi-storey car parking), will be prioritised for redevelopment and new retail/commercial development. There are also a number of other key under- utilised sites in the vicinity of Abbey Street, Church Lane, Corban’s Lane and Friary Lane that offer retail potential.271
- Objectives It is an objective of the Council to: RET O20 Promote and encourage major enhancement and expansion of mainstream comparison floorspace and town centre functions in Naas, to reflect its role as a Major Town Centre and further develop its competitiveness and importance as a key town in the Regional Spatial and Economic Strategy. RET O21 Support and facilitate the development of retail, retail services and niche retailing in the town centre area, where it will consolidate and strengthen the primacy of town centre areas, including new/infill development and redevelopment of an appropriate scale. 8.7.1.2 Newbridge Newbridge is designated as a Level 2 Major Town Centre in the RSES retail hierarchy. Newbridge has sustained and enhanced its profile as the most important mainstream comparison shopping retail destination in Kildare, with mass appeal that extends beyond the county’s boundaries. This is based on the combined quality and quantum of retail within the Whitewater Shopping Centre, a good array of international retailers. These international retailers are complemented by a host of independent retailers – including the presence of the unique Newbridge Silverware with its distinctive offer of jewellery, tableware and giftware - which add to the vibrancy and vitality of the Town Centre and have elevated the town to one of the most important Level 2 centres in the region, and nationally. It is noted that with the development of the Whitewater Shopping Centre and the growth and expansion of large scale (‘big box’) retailing at the south end of the town, including convenience, comparison and retail warehousing uses, has had an impact on the vitality of the Main Street – especially at the northern end of the town. Vacancy coupled with the proliferation uses such as bookies and takeaways have impacted on the vitality of the town centre. The town continues to experience strong growth in residential development and population growth which should assist in supporting in the consolidation and revitalising the Main Street. This will be the focus for Newbridge over the period of the plan. Urban Regeneration Development Funding for a cultural quarter at the north end of Main Street will also assist in revitalising the area. Objectives It is an objective of the Council to: RET O22 Support the appropriate development of underutilised lands and buildings within the existing Core Retail Area of Newbridge Town Centre (See Map V1 - 8.11) RET O23 Support the framework for a more integrated approach to the planning of the town centre through the review of the Newbridge Local Area Plan 2013 – 2019, and in particular Edward Street/Main Street North/Charlotte Street/ Eyre Street area being a focus for achieving greater linkage and commercial synergy.272
- RET O24 Continue to enhance the profile of Newbridge through strategic environmental enhancement, the creation of vibrant urban spaces, places of interest and the introduction of public art. RET O25 Monitor and restrict the number of lower order retail/commercial uses. 8.7.1.3 Maynooth In the previous development plan Maynooth was designated a Tier 1 Level 3 Town Centre. However, the Regional Retail Strategy of the Regional Spatial and Economic Strategy 2019-2031 RSES re-designated Maynooth as a Level 2 Major Town Centre. The Town Centre Expansion Area (as identified in Map V1 - 8.8) should therefore maximise linkage and synergy with the town’s Core Retail Area. The RSES states that Maynooth has the potential to act as a major shopping destination for the surrounding area. The main street and surrounding laneways support many local restaurants, cafes and bars and the night-time economy that cater for the local population and the town’s large student community. The town also acts as a retail and service centre for north Kildare, with the Manor Mills and Carton Park retail developments attracting many shoppers from the surrounding towns and hinterland. Objectives It is an objective of the Council to: RET O26 Reinforce the heart of the town as the priority location for new retail development, with quality of design and integration/linkage within the existing urban form/layout being fundamental prerequisites. RET O27 Facilitate the development of appropriately scaled retail development in the Leinster Street and Canal Harbour areas. RET O28 Secure the continued consolidation of Maynooth Town Centre through progressing the implementation of the Maynooth and Environs Joint Local Area Plan and the regeneration of backland and brownfield areas in the town centre. RET O29 Encourage and facilitate the development of a combined and unique heritage, retailing and tourism experience within Maynooth and to encourage strong linkages between these attractions. RET O30 Restrict any out-of-town retail developments, other than local neighbourhood centres in Maynooth to be considered as part of the Joint Local Area Plan for Maynooth and Environs. 8.7.2 Town and/or District Centres & Sub-County Town Centres (Key Service Centres) 8.7.2.1 Celbridge Celbridge has been designated a Level 3 town centre in the RSES retail hierarchy. The policies and objectives of this County Development Plan seek to strengthen the established retail function of Celbridge Town Centre by promoting renewal and appropriate infill development in the town centre (see Map V1 - 8.2). Retail provision outside of the town centre will be limited to renewal of established neighbourhood centres and to new and existing residential districts.273
- Celbridge Town Centre is focused around the historic core and has not expanded to any significant extent since the 18th Century, despite the wider growth of the town. Objectives It is an objective of the Council to: RET O31 Protect the quality, ambience, vibrancy and vitality of Celbridge town centre by promoting an appropriate mix of day and nighttime commercial uses. RET O32 Support development that will strengthen the town centre and act as a catalyst for renewal. RET O33 Encourage and facilitate the re-use and regeneration of vacant or underused sites for appropriate town centre uses and encourage the full use of buildings and in particular, upper floors and back lands. RET O34 Support KDA 1 in the Celbridge Local Area Plan which requires a masterplan for a mixed-use scheme with a retail element at St. Raphael’s (Oakley Park). 8.7.2.2 Kilcock Kilcock has been designated a Level 3 town centre in the RSES retail hierarchy. Due to the growing population of this town in recent years there has been market interest for retail investment in the town with a Tesco Express and a SuperValu store on the north of the square having opened. While these are important additions to the town’s retail offer, Kilcock’s proximity to Maynooth, the second most important retail centre in the county, is recognised. New retail development should be able to occupy any vacant premises in the town centre. Such retail development shall also complement the existing heritage townscape and capitalise upon Kilcock’s profile on the Royal Canal. Objectives It is an objective of the Council to: RET O35 Encourage and facilitate the regeneration of land and buildings in the Kilcock Core Retail Area and other Town Centre zoned lands in the first instance and to only permit retail development outside the Core Retail area where to do so is proposed in line with the Sequential Approach, to the satisfaction of the Planning Authority. RET O36 Work with all stakeholders in further promoting the asset of Kilcock’s heritage townscape and location on the Royal Canal. RET O37 Reinforce the Main Street as the priority location for new retail development, with quality of design and integration/linkage within the existing urban form/layout being fundamental prerequisites. RET O38 Encourage and facilitate the development of a combined and unique heritage, retailing and tourism experience within the town and to encourage strong linkages between these attractions.274
- 8.7.2.3 Athy Athy has been designated a Level 3 town centre in the RSES retail hierarchy. The range of retailing which is deemed appropriate in the County Retail Strategy for centres at this level is large scale convenience and middle order comparison. This however does not exclude higher order comparison, particularly relating to the tourism industry. An important priority for the Plan is to ensure that Athy fulfils its designated role as a Key Service Centre within the County Retail Hierarchy. However, it is recognised that there are long standing deficiencies in Athy’s retail offering which is undermining the town’s potential in fulfilling its strategic role. Furthermore, changing retail trends and habits over the past decade, including the rise of online shopping and an increasing level of retail leakage to other urban centres such as Carlow and Newbridge, have resulted in a high number of vacant commercial units within the town centre and an increase in lower order units (including charity shops, takeaways, etc). The Core Retail Area of Athy focuses along an east-west axis encompassing Duke Street and Leinster Street (see Map V1 - 8.1). This area is the preferred area for retail development. This Plan anticipates that new retail provision will be achieved through a combination of appropriate infill, regeneration and renewal of sites. A retail expansion area has also been identified which focuses on Edmund Rice Square and a regeneration site to the rear of Leinster Street where appropriate convenience retailing could be located. Objectives It is an objective of the Council to: RET O39 Consolidate existing retail development and to develop/regenerate opportunity sites/areas within the town centre, in particular the regeneration site to the rear of Leinster Street identified in the Urban Regeneration Framework as part of the Athy Local Area Plan 2021- 2027. RET O40 Work with all stakeholders in Athy to redress the high retail expenditure leakage from the town, its catchment area and the south of the county as a whole and deliver the vision and potential of the town, as set out in the Athy Local Area Plan 2021 – 2027. RET O41 Particularly support the redevelopment of vacant units in the town centre and generally encourage owners of such properties to avail of any grant aid funding that may assist with their rejuvenation, in order to add to the attractiveness of the town of Athy. 8.7.2.4 Kildare Kildare has been designated a Level 3 town centre in the RSES retail hierarchy. Kildare is a historic market town, with a market square surrounded by retail units with traditional shop fronts. The Core Retail Area (see Map V1 - 8.6) mainly serves the local population, while the adjoining Kildare Tourist Outlet Village has a regional, national and international retail profile – with in excess of 5 million visitors a year. This Plan will seek to strengthen the established retail function of Kildare through a combination of275
- redevelopment of appropriate infill and opportunity sites in the town centre and to encourage occupancy of vacant units in the Kildare Town Centre Shopping Centre. It is also a priority to engage with relevant landowners with a view to delivering on an appropriate and effective linkage with the Kildare Tourist Outlet Village to Academy Street/Bride Street/Market Square. If a percentage of visitors could be enticed to walk from the Kildare Tourist Outlet Village to the Town Centre, the potential spin-off could be transformative for the town and bring additional benefits from visiting shoppers. Objectives In support of Kildare town’s designation as a primary tourism town in the county, it is an objective of the Council to: RET O42 Facilitate the consolidation/expansion of the town centre of Kildare Town through infill development and the redevelopment/regeneration of derelict/under-utilised sites and buildings particularly those within the Core Retail Area. RET O43 Encourage the development of independent retail outlets and markets in the town centre that will create a unique character and shopping experience for tourists and visitors and add to the attractiveness of Kildare Town. RET O44 Develop a well-designed pedestrian link from the Kildare Tourist Outlet Village (KTOV) to the town centre, in consultation with the various thirdparty landowners, with a view to better integration, enhancing visitor experience and promoting the heritage and evening economy of the town centre in accordance with the guidance in the Retail Planning Guidelines 2012 and accompanying Retail Design Manual. 8.7.2.5 Monasterevin Monasterevin has been designated a Level 3 town centre in the RSES retail hierarchy. The retail profile of the town is characterised as being predominantly convenience comprising the neighbourhood shopping centre with Supervalu as the anchor tenant along with a mix of independent retailers and service providers. The strategy for developing the town’s retail profile is centred on the revitalisation of the town centre through the regeneration of vacant and under-utilised sites and structures. The improvement of the overall public realm and built environment of Dublin Street, Market Square, Main Street and Moore Street is also a priority in terms of increasing the town’s retail profile. Objectives It is an objective of the Council to: RET O45 Encourage the growth and development of retail and other town centre services/ functions in Monasterevin within the Core Retail Area (see Map V1 - 8.9), to enable the town to grow into a more self-sustaining town. While also progressing the redevelopment/regeneration of town centre sites, with the emphasis on consolidation of the town centre through mixed-use retail-led regeneration.276
- RET O46 Develop and build on the tourism potential of Monasterevin’s heritage, including distilling and brewing and its natural environments as part of an integrated strategy for raising their profiles and identities. 8.7.2.6 Clane Clane has been designated a Level 3 town centre in the RSES retail hierarchy with the Core Retail Area being based around Main Street, in a linear pattern (see Map V1 - 8.3). Retail provision in Clane is based around Main Street, the Abbeylands Shopping Centre and Aldi to the south of Main Street and in Lidl and Tesco Metro on the Dublin Road. The future retail potential of Clane is influenced by its proximity to higher order centres, such as Naas, Newbridge, and Maynooth with Clane providing a local and niche retail function. The policies and objectives of this Plan seek to strengthen this established retail function. Given the compact nature of the settlement and the critical mass required to support a viable retail centre, it is the policy of the Council to focus new retail development into the Core Retail and town centre areas. The opening of further retail floorspace outside of the town centre has the potential to significantly alter the retail dynamic of the town and undermine the vitality and viability of the town centre. It will be a key priority to reinforce the town centre as a vibrant retail centre with an attractive urban environment. Objectives It is an objective of the Council to: RET O47 Reinforce the town centre as a priority location for retail development and to promote new development that consolidates the existing urban core. RET O48 Protect the quality, ambience, vibrancy and vitality of Clane Town Centre by promoting an appropriate mix of day and night time uses. RET O49 Encourage and facilitate the full use of buildings and sites and in particular the use of upper floors and backlands, with due cognisance to the sequential approach to retail development, quality of urban design, integration and linkage. 8.7.2.7 Leixlip Leixlip has been designated a Level 3 town centre in the RSES retail hierarchy. The Main Street is identified as Leixlip’s core retail area (see Map V1 - 8.7). It offers a range of convenience and comparison stores, pharmacies, restaurants, a hotel and public houses which create an ambience that attracts both locals and visitors. A number of residential properties are also located in the town centre which helps retain a living centre.277
- Objectives It is an objective of the Council to: RET O50 Protect the visual character, cultural heritage, ambience and vitality of the traditional heart of the town centre in order to meet the retailing and service needs of the area, in addition to offering a pleasant and attractive environment for shopping, business, tourism, recreation and living. RET O51 Support the retail function of Leixlip through a combination of redevelopment of appropriate infill and opportunity sites in the town centre and on other suitably zoned lands within the local area plan boundary. 8.7.2.8 Kilcullen Kilcullen has been designated a Level 3 town centre in the RSES retail hierarchy with the Core Retail Area being based around Main Street, in a linear pattern (see Map 8.5). The future retail potential of Kilcullen is influenced by its proximity to higher order centres, such as Naas and Newbridge, with Kilcullen providing a local and niche retail function. The policies and objectives of this Plan seek to strengthen this established retail function. It is the policy of the Council to focus new retail development into the Core Retail Area. The opening of further retail floorspace outside of the town centre has the potential to significantly alter the retail dynamic of the town and undermine the vitality and viability of the town centre. It will be a key priority to reinforce the town centre as a vibrant retail centre with an attractive urban environment. Objectives It is an objective of the Council to: RET O52 Reinforce the Main Street as the priority location for new retail development, with quality of design and integration/linkage within the existing urban form/layout being fundamental prerequisites RET O53 Work with all stakeholders in further promoting the asset of Kilcullen’s townscape and location on the River Liffey. RET O54 Protect the quality, ambience, vibrancy and vitality of Kilcullen Centre by promoting an appropriate mix of day and nighttime uses.278
- 8.7.3 Level 4 - Neighbourhood Centres, Local Centres-Small Towns and Villages Neighbourhood Centres, Local Centres-Small Towns and Villages are classified as Level 4 in the RSES retail hierarchy. This regional retail hierarchy has not identified retail centres of this scale. 8.7.3.1 Small Town Centres • Castledermot • Prosperous • Rathangan • Sallins • Derrinturn • Kill There are a number of small-town centres in the Hinterland Area of Kildare that have a range of shopping, non-retail services and, to differing degrees, civic and community functions which render them Small Town Centres in the county context. These comprise Castledermot, Prosperous, Rathangan, Derrinturn, Kill and Sallins and their designations are consistent with those in the Settlement Strategy. These small towns have compact Retail Core Areas which cater predominantly for the local population while comparison shopping is predominantly carried out in nearby towns designated Level 2 and Level 3. The policies below therefore reflect the aim of consolidating the existing town centres while allowing for further retail to cater for expanding local populations during the life of the Plan. Objectives It is an objective of the Council to: RET O55 Facilitate and encourage the provision of shops and services to consolidate and strengthen the role of Level 4, Tier 1 Small Town Centres in meeting the needs of their existing and expanding populations and those of their rural hinterlands, by responding positively to applications for retail and other town centre developments in Castledermot, Prosperous, Rathangan, Derrinturn, Kill and Sallins where they serve to consolidate the town centres and respect and enhance the existing built fabric. RET O56 Encourage and facilitate the re-use and regeneration of derelict/underutilised vacant premises, brownfield land, vacant sites for retail and other town centre uses, having regard to the Sequential Approach outlined in the Retail Planning Guidelines. 8.7.3.2 Villages Centres • Allenwood • Athgarvan • Ballitore • Ballymore Eustace • Crookstown279
- • Robertstown • Straffan County Kildare includes a number of villages with compact centres. Village centres play an important part in rural community life within the county. By reason of their size and the increasing influence of the larger centres they serve, smaller catchment areas generally have a more limited range and quantity of retail offering. It is considered that these village centres will only witness limited growth in the retail and non-retail services they offer over the life of this Plan. Any enhancement will generally be through infill development and the re-use and regeneration of land and buildings, with quality of design and respect for the character of the village being key requirements. Additionally, these villages have scope to develop/improve their tourism profile within their centres. Objectives It is an objective of the Council to: RET O57 Encourage applications for retail and tourism related development that serve to consolidate and enhance the quality of the village centre. RET O58 Facilitate the local provision of shops and services that promote vitality in Village Centres in order to meet the needs of existing and expanding populations. RET O59 Support and facilitate preservation of retail, other services and tourism potential within established rural centres. 8.8 General Retail Policies In addition to specific policies, a number of general policies are defined to shape retailing in the county during the life of this Plan and beyond. These have been informed by the Retail Planning Guidelines, the Regional Retail Strategy, the Kildare 2025 Economic Development Strategy and the performance of the retail economy in the county in the interim years. 8.8.1 Opening Times The council supports appropriate and justified opening hours for retail and town centre businesses. Objectives It is an objective of the Council to: RET O60 Require applicants for retail planning consents to confirm their proposed hours of opening. 24 hour opening of shops will only be permitted where it can be clearly demonstrated that there will be no negative impact on the residential amenity of neighbouring areas. Proposed hours of opening for various uses may also be prescribed in Local Area Plans.280
Source Kildare County Council: Kildare County Development Plan 2023–2029 — Chapter 8: Urban Centres and Retail (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.