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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- 8.8.2 Convenience Retailing The Council supports the appropriate enhancement of the convenience/food shopping offer across all centres of the county. It is a priority of the Council to ensure the sustained vitality, viability and attraction of town centres at all levels of the County Retail Hierarchy. All applications for convenience retailing (other than small scale food stores at neighbourhood centres in the larger towns) will be required to demonstrate that they fully meet the tests of the Sequential Approach. Large convenience stores having an ancillary fashion store and/or stores with a significant range of comparison goods for sale have potential implications for the vitality, viability and attraction of main centres in the County Retail Hierarchy and will be carefully assessed as part of the planning application process with a view to prohibiting or restricting same. Objectives It is an objective of the Council to: RET O61 Require the nature of the comparison component of proposed large convenience stores is provided in detail, and a transparent and evidence-based Retail Impact Assessment (RIA)/Retail Impact Statement (RIS) to be provided with the of retail application. 8.8.3 Corner Shops and Smaller Villages/Settlements Meeting the retail and community needs of people living in Kildare is an important objective of the Council and is consistent with the objectives of the Retail Planning Guidelines 2012 and the Regional Retail Strategy. Objectives It is an objective of the Council to: RET O62 Support and encourage the retail offering of Smaller Villages/Settlements and traditional local shops in rural centres. 8.9 Enhanced Vitality and Vibrancy of Towns and Villages The quality of the public realm and the design of new developments can greatly enhance the appeal of an area to shoppers. This emphasis is consistent with the 2012 Retail Planning Guidelines and the accompanying Design Guide Manual. Objectives It is an objective of the Council to: RET O63 Promote investment in public realm improvements within the Core Retail Areas and town centres generally, so that shoppers, visitors and tourists have a pleasant environment in which to spend time and shop.281
- RET O64 Ensure that the best quality of design is achieved for all new retail development and that it respects and enhances the specific characteristics of the towns and villages’ townscape, streetscape and heritage with particular attention to its scale and the architectural quality of the façade, shopfront design, fascia/nameplate and external finishes. Action It is an action of the Council to: RET A1 Pursue all avenues of funding to secure resources for the enhancement, renewal and regeneration of the public realm of the county’s towns and villages. RET A2 Prepare public realm strategies for the Main Streets of Level 2 Town Centres during the course of this plan, and depending on resources, a priority number of Level 3 Town Centres and pursue funding for the implementation of same. 8.10 New Neighbourhood Centres Kildare has continued to witness one of the largest increases in population in the country since 1996 which has resulted in the development of new residential areas in the county’s towns and villages. To respond to the needs of these growing areas of population, the Council recognises that provision for new Neighbourhood Centres may be required in existing and expanding residential areas to ensure that needs are met in a more efficient, equitable and sustainable way, with the former only applicable to the largest centres in the County Retail Hierarchy. Neighbourhood Centres should complement rather than compete with town centres. In accordance with the Retail Planning Guidelines, their predominant retail role should be mainly convenience, supported by a mix of local, civic, community and non-retail services and a limited quantum of comparison shopping. They would typically be anchored by a small supermarket/general grocery store and have a small range of local shops and services. Objectives It is an objective of the Council to: RET O65 Consider the impact any new neighbourhood centre would have on the vitality and vibrancy of the county’s Core Retail Areas (see Maps V1 - 8.1 to 8.11) and to only consider where they would complement and not compete with the established Core Retail Areas. RET O66 Investigate the need for any additional retail provision in the form of a neighbourhood centre, within existing and expanding residential areas in future Local Area Plans and to zone land accordingly. RET O67 Implement the 10-minute settlement concept when preparing local area plans to ensure land is zoned for the provision of neighbourhood retail centre uses within reasonable walking and cycling distance of newly planned neighbourhoods.282
- RET O68 Use assessment criteria for retail developments as outlined in Chapter 15, Development Management Standards when assessing neighbourhood centres. 8.11 Retail Warehouse Parks Retail warehouse parks comprises units selling mainly bulky household goods which require extensive showroom space. These warehouses are typically grouped around an extensive surface carpark and the parks are generally located on the edge of town centres and/or major road junctions. The Retail Planning Guidelines (2012) state there shall be a presumption against any further development of these out-of-town retail parks save for exception circumstances. Furthermore, the type of goods and size of units should be controlled to protect the vitality and viability of the county’s town centres and avoid retail parks emerging as out of centre shopping centres. Objectives It is an objective of the Council to: RET O69 Discourage the development of further out-of-town retail parks. RET O70 Prohibit mainstream comparison floorspace and discount convenience retail developments in retail parks. RET O71 Restrict by condition the range of goods sold in retail parks to the sale of bulky goods. RET O72 Only consider standalone retail units in retail warehouse car parks where they do not detract from the vitality and vibrancy of nearby town centres. 8.12 Retail Development in Business Parks and Employment Areas Single-use large employment areas, be they business parks or industrial parks and estates, have generally been superseded by more mixed-use sustainable development models that combine working, living, leisure, shopping and local services provision. In addition to being a more sustainable development strategy for major strategic greenfield and brownfield locations, the introduction of local shopping and services provision is an important ingredient in the attraction and competitiveness of such areas. In respect of older employment areas, retail provision will be limited. Objectives It is an objective of the Council to: RET O73 Ensure that the level of convenience retail and local services provision in existing and new major employment areas serves an ancillary supporting role. RET O74 Provide the land-use and retail planning framework to ensure that the mixed-use strategies for new employment areas respond to the wider context of need and demand in the interests of ensuring that these locations are attractive to workers and employers while supporting and not competing with Core Retail Areas.283
- RET O75 Limit the level of shopping and local services provision in existing and proposed industrial estates or business parks. Stand-alone mainstream and discount convenience or comparison floorspace will not be permitted in existing and proposed or emerging employment areas, unless it is proven to be part of the wholesale retail market sector such as bathroom showrooms, fireplace/stove showrooms, furniture showrooms, etc. RET O76 Ensure any further retail floorspace in employment areas will be restricted to meeting the convenience and non-retail services needs of employees rather than facilitating the creation of a new Neighbourhood or District Centres. 8.13 Re-Use and Regeneration of Derelict and Underutilised Land and Buildings Re-use and regeneration of derelict/obsolete/underutilised land and buildings in town and village centres is a sustainable and desirable objective in helping to preserve and restore the character and quality of centres, particularly when having regard to the vernacular/historical architecture, scale, height, density and massing. Objectives It is an objective of the Council to: RET O77 Work with applicants and development interests to explore the potential of suitable, available and viable land and buildings for retail and other town centre uses across all centres in the County Retail Hierarchy. The Council may facilitate and engage in active land management strategies so as to encourage regeneration and ensure viable land parcels for retail development in preference to edge of centre and out-of-town sites. Action It is an action of the Council to: RET A3 Identify obsolete and potential renewal areas and, through active and positive engagement with landowners, to encourage and facilitate the re-use and regeneration of derelict land and buildings in the county’s main towns, villages and smaller centres. The Council will use its statutory powers, including the Derelict Sites Act (as amended), the Vacant Site Levy 4 and/or Compulsory Purchase Order, where necessary. 4 Action 15.2 of Housing for All identifies the introduction of a new tax to activate vacant land for residential purposes as part of the pathway to increasing new housing supply, which will in time replace the Vacant Site Levy. The Residential Zoned Land Tax (RZLT) was introduced by the Finance Act 2021 and will come into effect from 2024. The principal purpose of the residential zoned development land tax is to encourage the timely activation of serviced lands zoned for residential or mixed-use purposes.284
- 8.14 Retailing in Tourism and Leisure Kildare is rich in its tourism potential through its natural assets, rivers and canals, built heritage, equine industry and internationally important racecourses, recreational assets, visitor attractions (such as Castletown House, the Japanese Gardens, the National Stud and the Newbridge Silverware Visitor Centre, Burtown House), excellence in its hospitality sector and, more recently, the introduction of the mass appeal of the Kildare Tourist Outlet Village. It is a key priority of the Council to further enhance the attractiveness and competitiveness of Kildare as a tourism and leisure destination. Objectives It is an objective of the Council to: RET O78 Encourage and facilitate the development of retailing in the tourism and leisure sectors at appropriate and sustainable locations, subject to protecting tourism and leisure amenities from insensitive and inappropriate development. 8.15 Garden Centres and Agri-Business Diversification The profile and mixed-use diversification of existing and new garden centres and agribusinesses has been an increasing trend over the last decade in the county. The Council in principle supports the contribution of such enterprises to the economies of Kildare’s rural areas. However, through their expansion and diversification, care must be taken in order to ensure that such developments do not negatively impact the vitality, vibrancy and offering of the county’s small towns and village centres. Objective It is an objective of the Council to: RET O79 Require the undertaking of a Retail Impact Assessment/Retail Impact Statement and/or other appropriate studies, for all proposals for new garden centres or agri-businesses or extensions to either (which include retail and restaurant/cafe floorspace) to enable an assessment of their potential impact on nearby small towns and villages, in particular. In addition, such proposals may also require the submission of a Traffic and Transport Assessment, under the TII Traffic and Transport Assessment Guidelines (2014) or any update to same. Where ancillary uses are proposed and where it is considered that such uses would negatively impact upon the vitality and vibrancy of nearby towns and villages, these uses (either in whole or in part) may not be permitted as part of the overall development scheme.285
- 8.16 Casual Trading The Council will carry out its statutory functions under the Casual Trading Act 1995 and European Union (Casual Trading Act 1995) Regulations 2018, including the issuing of permits and the designation of Casual Trading areas where the Council considers these to be necessary. Objectives It is an objective of the Council to: RET O80 Take cognisance of the proper and sustainable development of the county’s towns and villages, including the preservation and improvement of amenities, the safety and convenience of pedestrians and the traffic likely to be generated by Casual Trading and the promotion of tourism. RET O81 Encourage, support and promote the development and attraction of quality town markets selling artisan food and craft produce in centres at all levels of the County Retail Hierarchy, in recognition of their potential to sustain and increase the attractiveness of town centres and to promote local and more sustainable food sources. The Council will work with SME’s in particular to promote/support the provision of such markets in town centre locations over out-of-town locations. RET O82 Actively and appropriately manage and control temporary, commercial activity involving mobile retail/ café/ food vendor units save where permission has been granted for consent provided by relevant bye-laws. 8.16.1 Outdoor Dining: Section 254 License application Outdoor dining is an important contributor to the vitality and vibrancy of town and village centres, especially during the Covid-19 pandemic. When assessing license applications, the council will have regard to Section 254 of the Planning and Development Act 2000 (as amended) and the Licensing Outdoor Dining and Seating Guidance Document August 2021 by Kildare County Council. In keeping with Circular Letter PL 06/2021, due consideration must be given at a local level to the principles of Universal Design when assessing a Section 254 licence application to ensure that the wider area is accessible, useable, and convenient to all those who wish to use or pass through it. Every effort must be made to ensure that the design and layout for outdoor seating proposals are universally accessible where practicable. Objectives It is an objective of the Council to: RET O83 Encourage, support and promote outdoor dining facilities that contribute to vitality and vibrancy of centres at all levels of the County Retail Hierarchy, while ensuring these facilities have appropriate layouts, adequate management and contain high quality design components in line with Section 254 of the Planning and Development Act 2000 and the Licensing Outdoor Dining and Seating Guidance Document August 2021 by Kildare County Council.286
- 8.17 Non-Retail Uses in Core Retail Areas and Other Main Streets While the retail offer and attraction of Kildare’s main centres has witnessed a significant improvement over the last few decades, the parallel introduction of nonretail and non-desirable retail uses/ lower grade retail uses in Core Retail Areas and other main streets has changed the characteristics and ambience of these centres. These uses may include (but not limited to) amusement/gaming arcades, bookmakers, fast food outlets, budget shops, vape shops, charity shops, telephone/ mobile shops. It is recognised that in the majority of the county’s main centres the retail footprints do not meet the requirements of national and international operators and the space provides the opportunity for the introduction of alternative occupiers, often without a planning application for a change of use being required. To maintain the integrity, critical mass of quality retail activity, viability and vitality of Core Retail Areas and other main streets, the Council will seek to discourage an overconcentration of the aforementioned uses in prime retail areas. Objectives It is an objective of the Council to: RET O84 Discourage the proliferation of non-retail uses in Core Retail Areas and other streets, in the interests of maintaining and sustaining the retail attraction of the county’s centres. RET O85 Prevent an over-supply or dominance of fast-food outlets, takeaways, off licences and betting offices along the main streets of the county’s towns and villages, within shopping centres and local centres in order to ensure that a balance of all retail services is provided in creating sustainable and vibrant centres. 8.18 Criteria for Assessing Retail Proposals In accordance with the requirements of the Retail Planning Guidelines 2012, all applications for significant development should be assessed against a range of criteria. These criteria are provided in Chapter 15 of the Plan. As a general rule, developments in excess of 1,000m² (gross) of convenience floorspace and 2,000m² (gross) of comparison will be assessed against the established criteria. Where an application is made within existing defined Level 2 Major Town or County Town Centres it will not always be necessary to demonstrate the quantitative need for retail proposals. In setting out the retail impact, the focus should be on how the scheme will add/detract from the quality of the town centre in respect of improving the retail offer, urban design, integration with the built fabric and quality of life within the town/centre. An additional consideration should be whether the proposed development has the potential to result in displacement of retail activity from established areas of the town centre. However, this approach only applies to town centres and edge of centre sites.287
- Objective It is an objective of the Council to: RET O86 Assess all applications for all retail development in accordance with the criteria set out above and in Chapter 15, Development Management Standards of this Plan. RET O87 Note all proposals not in compliance with the County Retail Hierarchy should have a full assessment, specifically in respect of the tests of the Sequential Approach. This guidance is in accordance with that provided in the Regional Retail Strategy 2008. RET O88 Require applicants to ensure that proposal for retail development which are above the Plan’s assessment criteria thresholds demonstrate compliance with the assessment criteria of both the Regional Planning Guidelines 2012 and the Regional Retail Strategy. RET O89 Require applicants to demonstrate convincingly that their proposal is in compliance with the development plan. Where there is doubt on any aspect of a planning application, the Council will require a detailed justification related to the matter that is not wholly in compliance.288
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.