Development plan · Leitrim County Council
Leitrim County Development Plan 2023–2029
The council's development plan written statement: its strategy, policies, objectives and development standards.
Leitrim County Council · 2023–2029 · 398 pages
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- POLICIES Enterprise and Employment ENT EMPL POL 1 To direct significant enterprise and employment growth into the Key Town of Carrick-on-Shannon and also into the Self-Sustaining Growth Towns of Ballinamore and Manorhamilton. ENT EMPL POL 2 To identify and promote a range of locations within the county for different types of enterprise activity including international business, small and medium enterprises (SME) and micro enterprise centres. ENT EMPL POL 3 To ensure adequate lands are identified, serviced and available in urban centres to allow for commercial businesses, enterprise and employment generating uses and light industrial/ industrial uses to develop and expand. ENT EMPL POL 4 To encourage enterprise and employment development to locate in brownfield sites or unoccupied buildings in town centres or where appropriate in existing industrial parks or other brownfield industrial sites. ENT EMPL POL 5 To ensure that entrepreneurialism and enterprise is promoted, that smaller, local businesses are fully supported and that the development of co-working spaces/hubs is facilitated. ENT EMPL POL 6 To clearly indicate what uses are permitted or open for consideration on enterprise and employment zoned land and to ensure that such uses afford adequate flexibility to cater for a wide range of employment uses subject to ensuring residential amenity and environmental protection. ENT EMPL POL 7 To encourage the development of ready-to-go space to facilitate potential investment. ENT EMPL POL 8 To support the development of the ICT sector in Co. Leitrim, along with key stakeholders and relevant agencies to ensure that the economic, potential of the sector is secured for the benefit of the local, regional and national economy. ENT EMPL POL 9 To support and promote the development of a SMART county to benefit the economic growth, quality of life and wellbeing of the people of Co. Leitrim and advance the NWRA ‘Smart Region’ Growth Ambition in the RSES. ENT EMPL POL 10 To support the development of a SMART county to develop and diversify the rural economy, to build on local enterprise and infrastructure assets, to drive innovations around energy, transport, agri-food, tourism, e-services and remote working. ENT EMPL POL 11 To build upon and strengthen the conditions necessary to facilitate and support start-up businesses, niche market industry, tourism and small and medium enterprises. ENT EMPL POL 12 To accommodate proposals for new employment and enterprise development that may emerge (subject to proper planning and sustainable development considerations) and for which there are strong locational factors that do not apply to the same extent elsewhere. This would include the development of manufacturing facilities dependent on rural resources in appropriate locations. ENT EMPL POL 13 To promote the growth of rural enterprises and activities that are resource dependent. LEITRIM COUNTY DEVELOPMENT PLAN 2023-2029 – VOLUME I 91 4 Economic Development
- POLICIES (CONTINUED) ENT EMPL POL 14 To support opportunities for enterprise development and expansion of innovative companies involved in developing and supporting eco-construction. ENT EMPL POL 15 To build on the green image of Leitrim and the success of food sector assets which are unique to Co. Leitrim through further expansion to meet growing needs such as the Food Hub and Organic Centre recognising that such development may have specific locational requirements to include being located in rural areas. OBJECTIVES ENT EMPL OBJ 1 To develop and pursue a targeted Economic Marketing Strategy which identifies the sectors which the Economic Strategy seeks to develop for each urban centre. ENT EMPL OBJ 2 To put in place an Investment Prioritisation Programme which supports placemaking for enterprise development and employment creation. ENT EMPL OBJ 3 To identify and market suitable locations and support the provision of co-working facilities, digital hubs/eHubs and eWorking centres throughout the county that function as outreach hubs for out of county employers and that promote flexible working arrangements and strengthen the AEC hub network. ENT EMPL OBJ 4 To work with Irish Water, having regard to its connections policy, and other infrastructure providers, to support the provision of services and facilities to accommodate the future economic growth of the county and to seek to provide infrastructure capacity for employment generating uses. LEITRIM COUNTY DEVELOPMENT PLAN 2023-2029 – VOLUME I92 4 Economic Development
- 4.11 Retail 4.11.1 Introduction The role and importance of retail has traditionally been considered a key driver to the functioning of successful town centres bemoaning the loss of this function to edge of town and out of town locations in the recent past. Our county town of Carrick-on- Shannon is no exception with edge of centre shopping developments having been provided, anchored by large convenience shops with vast areas of free surface car parking areas. Before the onset of COVID-19, the trends in comparison retailing generally were moving towards on-line shopping in an increasing manner and concerns over the long term impact of Brexit on prices. The onset of COVID-19 then required the classification of retailing into essential and non-essential categories with non-essential retailing having to close their physical presence for the first 5 months of 2021. This has required significant adaptation, change and innovation within the retail industry. Many retailers who did not consider selling online before 2020 have now availed of either Enterprise Ireland or LEO funding and now have an eCommerce offering up and running. Click and collect, phone orders, orders via app and the importance of social media platforms have all become part of the ongoing evolution of retail. The future of comparison shopping is uncertain with limited convenience shopping of scale remaining in our traditional town centres. Notwithstanding this level of uncertainty and change, the County Development Plan is required to provide relevant information to show that the retail development objectives contained therein have had regard to the Retail Planning Guidelines issued by the Minister almost a decade ago (2012). The aim of the Guidelines is to ensure that the planning system continues to play a key role in supporting competitiveness in the retail sector for the benefit of the consumer in accordance with proper planning and sustainable development. In addition, the planning system must promote and support the vitality and viability of our town centres thereby contributing to a high standard of urban design and encouraging a greater use of sustainable transport. The Guidelines have five key policy objectives: 1 Ensuring that retail development is plan-led including the requirement to have clear evidencebased policies and objectives in relation to retailing in Development Plans 2 Promoting city/town centre vitality through a sequential approach to development with a presumption against large out of town retail centres 3 Securing competitiveness in the retail sector by actively enabling good quality development proposals to come forward in suitable locations 4 Facilitating a shift towards increased access to retailing by public transport, cycling and walking in accordance with the Smarter Travel strategy 5 Delivering quality urban design outcomes LEITRIM COUNTY DEVELOPMENT PLAN 2023-2029 – VOLUME I 93 4 Economic Development
- The preparation of the Plan has had regard to the requirements of the current Retail Planning Guidelines. Co. Leitrim is not identified in the Guidelines as requiring the undertaking of a Joint or Multi-Authority Retail Strategy (Section 3.5 refers). Section 3.7 of the Guidelines indicates that there is no specific requirement to estimate detailed floorspace requirements for additional retail development for plans outside the areas covered by Joint or Multi-Authority Retail Strategies. Instead, a general statement of additional retail development requirements, reflecting the local evidence of market interest and the need to provide good opportunities for retail provision to serve the main population centres in the county, ought to be sufficient in order to formulate appropriate policies and criteria for dealing with new development proposals. This Plan has been prepared on this basis. This Retail Strategy provides the following: ● Outlines the elements of the settlement hierarchy in line with the RSES and the Core Strategy. ● Outlines the level and form of retailing activity appropriate to the various components of the settlement hierarchy in the Core Strategy. ● Defines, by way of a map, the boundaries of the core shopping areas of town centres (for Tier 1 and 2 centres). ● Sets out strategic guidance on the location and scale of retail development to support the settlement hierarchy, including opportunity sites. ● Identifies sites which can accommodate the needs of modern retail formats in a way that maintains the essential character of the shopping area. ● Includes objectives to support action initiatives in town centres such as mobility management measures that both improve accessibility of retail areas while aiming to develop a pedestrian and cyclist friendly urban environment and vibrant street life and Public realm interventions aimed at improving the retailing experience through high quality civic design, provision of attractive street furnishing, lighting and effective street cleaning/business improvement district type initiatives. ● Identifies relevant development management criteria for the assessment of retail developments in accordance with these guidelines. 4.11.2 Retail Hierarchy The Retail Planning Guidelines identify five tiers in the retail hierarchy, the fourth tier of which are ‘small towns’ with populations between 1,500 and 5,000. Such centres provide convenience shopping, either in small supermarkets or convenience shops and in some cases, also provide comparison shopping e.g. small-scale hardware, retail pharmacies and clothes shops. The county town of Carrick-on-Shannon falls within this tier on the basis of population (4,066) although the level of retail use provided is well in excess of this in terms of scale of convenience shopping, higher order comparison and speciality shopping, and the sale of bulky goods such as Woodies DIY store. Manorhamilton is also anticipated to have now exceeded this population threshold as the recorded population was 1,466 population at the 2016 Census of Population. The range of retail offering in both Manorhamilton and also Ballinamore is considered reflective of this category of centre (small town). It is also considered that the towns of Mohill and Drumshanbo would also display some characteristics of this tier with some comparison outlets but also reasonable sized hardware stores and pharmacies located therein. The remainder of the county is generally categorised within the lowest tier of ‘local shopping’ providing convenience stores in villages. The retail hierarchy is consistent with the Core Strategy and settlement hierarchy for the county and is outlined overleaf in Table 4.3. LEITRIM COUNTY DEVELOPMENT PLAN 2023-2029 – VOLUME I94 4 Economic Development
- Table 4.3: Co. Leitrim Retail Hierarchy Settlement Description Tier 1 Key Town: Carrick-On-Shannon Carrick-on-Shannon is the focus for all types of retail development in the county. Its role, as a Key Town, can be strengthened through securing further retail development for the town, which will in turn benefit the county area and the wider sub region extending into north Roscommon. Carrick-on-Shannon has the greatest capacity to accommodate a range of retail development types. Significant comparison retail development shall be directed to Carrick-on-Shannon. Further convenience provision shall be carefully considered. The application of the sequential test is fundamental to locating appropriate retail development in the most appropriate locations. Retail development proposals shall demonstrate that the proposal will have a positive impact in consolidating the town centre. In accordance with the RSES, a joint Local Area Plan will be developed with Roscommon County Council to ensure an integrated framework for the future development of the combined urban area to include Cortober. Tier 2A Self-Sustaining Growth Towns: Ballinamore and Manorhamilton The Self-Sustaining Growth Towns of Ballinamore and Manorhamilton are self-sustaining in terms of their convenience shopping provision although Manorhamilton would benefit from competition. Both towns have high levels of vacant commercial buildings in their town centres and future retail provision shall be directed to these core areas to ensure the vitality and viability of their town centres. The development or redevelopment of vacant/derelict or underutilised land or buildings is a key priority to encourage the most efficient use of land and to promote the renewal, regeneration and consolidation of both town centres. There will be a presumption against the development of retail warehousing in both towns. New retail developments shall be considered where they meet the needs of the local population (including the rural catchments that they serve), subject to normal planning considerations including application of the sequential approach and consideration of scale. Tier 2B Support Towns: Dromahair, Drumshanbo, Kinlough and Mohill The Support Towns have notable levels of vacant retail and commercial units which have an adverse effect on their presentation and vitality. There is a notable difference in the level of provision between Mohill and Drumshanbo in comparison to Kinlough and Dromahair respectively. There is sufficient vacancy within all of the towns to facilitate convenience and tourism related comparison goods. No additional retail floorspace (with the exception of extending existing units) is required in these areas and the development of underutilised land or buildings in these towns is a key priority for their regeneration and consolidation. Tier 3 Key Villages: Carrigallen, Dromod, Drumkeeran, Leitrim, Drumsna and Tullaghan Key Villages shall maintain their role in the provision of retail services to serve their local population catchments. It is considered that Carrigallen provides a range and level of retail that is stronger than the other centres and further proposals to consolidate this function will be considered on its merits. Tier 4 Villages and Graigs The provision of a local shop or speciality store, within these settlements would be considered appropriate. LEITRIM COUNTY DEVELOPMENT PLAN 2023-2029 – VOLUME I 95 4 Economic Development
- The Retail Hierarchy encourages the provision of retail floorspace in the urban centres of the county at a level appropriate to their size and defined function as outlined in the Core Strategy. The Retail Hierarchy seeks to reinforce the higher order retail function of Carrick-on-Shannon as the Key Town, enabling it to effectively reduce retail expenditure which is leaked from the county to other centres whilst promoting balanced retail provision throughout the county of a scale appropriate to the size and function of the other urban centres of scale. As outlined in the Core Strategy, Carrick-on-Shannon will absorb at least 30% of the overall population and housing growth over the lifetime of the Plan (approximately 360 no. households/900 population). It is therefore anticipated that the majority of future retail planning applications in the county would be expected to be attracted to the county town of Carrick-on-Shannon, whilst there may be some scope in Manorhamilton and Ballinamore. The remaining centres of Dromahair, Drumshanbo, Mohill and Kinlough have potential to attract retail development appropriate to their scale and status. The prospects of growth and expansion of retail provision in the more rural parts of the county will be more limited. The general policy of the Council is to maintain and enhance the existing retail environment to serve and benefit local communities. The importance of general foodstores, post offices and pharmacies, in addition to hairdressers/barbers, pubs, restaurants and cafés in the Level 2 and Level 3 centres is acknowledged. The Council will encourage the provision of retail and related development within the core area of towns and villages. It also encourages appropriately located shops and services associated with the tourism and agri-tourism sectors. 4.11.3 Core Shopping Areas Volume II of the Plan provides Settlement Plans for all urban centres within the county, except for Carrickon-Shannon noting that a joint Local Area Plan will be developed for the combined urban centre of Carrickon-Shannon and Cortober with Roscommon County Council. The Core Retail Area of each settlement area has been delineated to identify clearly that part of a town centre that is predominantly retail/commercial in nature as distinct from the wider town which would include a greater range of uses. These maps are provided at the end of this chapter. This ensures that retail uses are consolidated within the core of the town in accordance with the sequential approach to retail development. 4.11.4 Health Check of Urban Centres The Planning Authority has undertaken a Health Check of each of the settlements contained in Tier 1, Tier 2A and 2B. These are contained in Appendix IV Retail Health Check of Urban Centres as it is not considered necessary to include in the body of the Written Statement. Further details are also provided in the Settlement Plans for each of these centres in Volume II whilst the content for Carrick-on-Shannon will inform the preparation of the Local Area Plan for Carrick-on-Shannon/Cortober in conjunction with Roscommon County Council. The Health Checks have also informed some of the objectives being pursued within the individual Settlement Plans. LEITRIM COUNTY DEVELOPMENT PLAN 2023-2029 – VOLUME I96 4 Economic Development
- 4.12 Regeneration Section 10(3)(h) of the Planning and Development Act 2000, as amended requires the inclusion of mandatory objectives in relation to regeneration in a Development Plan. This requires that a Development Plan shall include objectives for the development and renewal of areas, identified having regard to the Core Strategy, that are in need of regeneration, in order to prevent: i) Adverse effects on existing amenities in such areas, in particular as a result of the ruinous or neglected condition of any land; ii) Urban blight and decay; iii) Anti-social behaviour, or; iv) A shortage of habitable houses or of land suitable for residential use or a mixture of residential and other uses. Within the Objectives Map for Towns, key Opportunity Sites have been identified for regeneration/ redevelopment to contribute to the enhancement of the vitality and vibrancy of town and village centres and to provide for future mixed use development including retailing, commercial and residential uses. Section 4.11.5 of the Retail Planning Guidelines relating to ‘Retailing in Small Towns and Villages’ states the following: The role of small towns and villages in the provision of retail services to their local urban and rural populations should be defined in Development Plans. Where appropriate, the maximum size of store, consistent with maintaining a variety of shops in the centre of these towns and villages and protecting an appropriate level of retail provision in the rural area, should be identified. In general there should be a clear presumption stated in favour of central or edge-of-centre locations for new developments (p. 38). As would be expected having regard to the relatively small size of our smaller town and villages, a low level of comparison goods retailers exists throughout the county. Reflective of the economic downturn and a change in consumer preferences, there have been extensive closures of small-scale retailers and other commercial businesses in recent years. Dereliction of existing urban buildings is a wider national problem, particularly in small towns and national policy will need to be implemented towards regenerating and reinvigorating these properties to encourage reoccupation of such buildings. It is the aim of this strategy to sustain and encourage further development of convenience retail facilities within existing villages and small towns relevant to the customer base. Opening of large-scale retailers would not be sustainable or desirable within these villages, as they would likely erode the existing service base. However, the provision of small independent retailers, professional services and specialist functions is encouraged. The retention of small retailers within small towns and villages will sustain and improve the quality of life for people living in adjoining rural areas. It is important also that efforts are made to improve the façades of both vacant and occupied commercial premises in many of the towns and villages surveyed and to facilitate alternative viable uses for vacant properties. The decline in town and village centres is recognised as a challenge that needs to be addressed where possible within the lifetime of this Plan. There is a high level of commercial vacancy in all settlements. The county has a commercial vacancy rate of 17.2% (Source: GeoDirectory GeoView Q2 2021), the third highest in the country after Co. Sligo (20.0%) and Co. Roscommon (17.3%) remaining unchanged from the corresponding figure of 17.1% the previous year. The role of town centres has been impacted by COVID-19; the economic situation; increased competition from out of town retail parks and large supermarkets; and changing trends and patterns in consumer purchasing such as increased mobility and on-line shopping. LEITRIM COUNTY DEVELOPMENT PLAN 2023-2029 – VOLUME I 97 4 Economic Development
- An aim of this Plan is to support, adapt and further develop the role of town and village centres so that residents and visitors stay and visit. The county is also rated fourth amongst all counties for the highest concentration of accommodation and food services (18.6%) as a percentage of overall commercial properties showing the counties dependency on continuing tourism and hospitality. In order to maintain the attractive characteristics of our town and village centres, applications for new development and changes of use within the town and village centres need to ensure proposals would not detract from the amenity, vitality and character of the area. Where the evening economy is promoted, it should avoid being detrimental to the amenity of residents. Safeguards regarding the hours of permitted operation, control of litter and odour may be imposed as conditions to new development. In cases where there is a proliferation of uses which threaten the vibrancy and mixed use character of the town and village centre, they shall be discouraged. The establishment and retention of a critical mass of population is essential to the formation and longevity of services in our town centres, as a reduced demand for services will inevitably result in a reduced service base. In rural towns and villages where there no commercially viable proposal is obvious or realistic, residential occupation of existing buildings must be incentivised at central Government level. The relevant National Policy Objectives are outlined below: ● National Policy Objective 16 seeks to target the reversal of rural decline in the core of small towns and villages through sustainable targeted measures that address vacant premises and deliver sustainable reuse and regeneration outcomes. ● National Policy Objective 25 stated that the Department of Rural and Community Development, the Department of Agriculture, Food and the Marine, and other relevant Departments and Agencies will continue to invest in rural Ireland, including through the Rural Regeneration and Development Fund, and will work together to establish a mechanism to co-ordinate structures for funding rural development to align with other national strategies. ● National Policy Objective 35 seeks to increase residential density in settlements, through a range of measures including reductions in vacancy, reuse of existing buildings, infill development schemes, area or site-based regeneration and increased building heights. The Urban Regeneration and Development Fund (URDF) is a flagship element of Project Ireland 2040. Under the stewardship of the Department of Housing, Planning and Local Government the Fund was established in 2018 to support more compact and sustainable development, through the regeneration and rejuvenation of Ireland’s five cities and other large towns, in line with the objectives of the National Planning Framework and National Development Plan (NDP). Carrick-on-Shannon qualifies for inclusion in URDF projects and funds the public realm works currently under construction. The Rural Regeneration and Development Fund (RRDF) is administered by the Department of Rural and Community Development and seeks to support ambitious and strategic projects which have the potential to transform rural economies and communities. The fund focuses on all settlements and rural areas with fewer than 10,000 people which are located outside the five city metropolitan areas. The Government has committed €1 billion over 10 years to the Fund and €315 million is allocated to the Fund for the period 2019-2022. There are a range of projects throughout the county put forward for funding under the RRDF. The Leitrim Local Economic and Community Plan 2015-2021 seeks to: ● improve town and village centre footfall ● address dereliction and vacant premises ● respond to declining retailing ● create town and village centre variety ● improve public realm to stimulate place-related activities LEITRIM COUNTY DEVELOPMENT PLAN 2023-2029 – VOLUME I98 4 Economic Development
- 4.13 Assessment of Retail Development Proposals The Council encourages retail development which accords with the role and function of the town or village in the settlement hierarchy and is of an appropriate scale and type for the particular area. In line with the Guidelines the preferred location for retail development is within existing town centres. Development proposals not according with the fundamental objective to support the vitality and viability of city and town centre sites must demonstrate compliance with the sequential approach. Leitrim County Council will require that a full assessment of all suitable and viable sites is undertaken. The availability of these sites will be taken into consideration. Considering the extent of vacant floorspace and anticipated additional floorspace required over the lifetime of the plan, it is likely that all application proposals for significant additional retail floorspace, including extension of duration permissions will be required to be accompanied by a Retail Impact Statement, assessing the impact of the proposal on the viability and vitality of the respective town and village centre. Early and comprehensive engagement at the pre-planning application stage is encouraged. The Guidelines state that the main planning considerations for retail development include: 1. location (site selection); 2. suitability of use (land use zoning and specific objectives); 3. size and Scale (impact, form and design); 4. accessibility (access and servicing arrangements). The change of use, upgrading and refurbishment of existing buildings is promoted and encouraged in the first instance. New retail developments will only be considered where the following criteria are applied: 1. Sequential approach - The Sequential Approach as identified in the Retail Planning Guidelines 2012 requires that new retail development be located within town centres unless the applicant can demonstrate, and the Planning Authority is satisfied, that there are no sites or potential sites within the town centre thus requiring an edgeof-centre site. Only in exceptional circumstances where it can be demonstrated that there are no sites or potential sites available, either within the centre or on the edge of centres, should an outof-centre site be considered. 2. Retail Impact Assessment - A Retail Impact Assessment will be required where a new retail development is considered to be particularly large in scale compared to the existing town centre; or where there is a particular allocation of a specific type and/or quantum of retail floorspace to a particular settlement, and a proposed development absorbs on one site the bulk of that potential retail floorspace. An RIA must examine and demonstrate compliance with the Development Plan and that there would not be a material and unacceptable adverse impact on the vitality and viability of any existing centre. 3. Traffic and Transport Assessment - A Traffic and Transport Assessment (TTA) must examine the traffic and transport impacts of a proposed development, incorporating any subsequent measures necessary to ensure roads and junctions and other transport infrastructure in the vicinity of the development are adequate to accommodate the proposed development without causing additional delays to existing and future road based traffic. A TTA is important in demonstrating how to encourage a shift towards sustainable travel modes by those using the retail development in question. The TTA must also address urban design impacts of the proposed public and private transport proposals. 4. Sustainable mobility. 5. Design and place making. LEITRIM COUNTY DEVELOPMENT PLAN 2023-2029 – VOLUME I 99 4 Economic Development
- RETAIL POLICIES RET POL 1 To support the regeneration, vitality and viability of existing town and village centres and facilitate a competitive and healthy environment. RET POL 2 To support the development of Core Retail Areas in Tier 1 and Tier 2 Settlements and apply the sequential test to all new retail development proposals. RET POL 3 To discourage inappropriate out-of-town shopping facilities that detract from the vitality, viability and/or character of existing town centres. RET POL 4 To assess all large-scale retail applications against the Retail Planning: Guidelines for Planning Authorities and accompanying Retail Design Manual or any replacement Guidelines prepared over the life of this Plan. RET POL 5 To ensure that retail and service units will generally be located within the central area of a town or village. RET POL 6 To encourage high quality architectural design in retail development RET POL 7 To ensure that all new retail and commercial development proposals respect the character and scale of the existing streetscape within which they are proposed. RET POL 8 To encourage the retention and/or reinstatement of traditional shop fronts. RET POL 9 To encourage the design of shopfront and signs in accordance with the ‘Guidelines on Shopfront Design’ (October 2003) by Leitrim County Council or any replacement Guidelines prepared over the life of this Plan. RET POL 10 To encourage reuse of vacant town centre commercial premises for alternative uses and adapt a flexible approach to reoccupation. RET POL 11 To encourage and facilitate a mix of retail uses in order to achieve a balance in the range of services provided. RET POL 12 To prevent an over-concentration of a particular type of retail activity in any area. RET POL 13 To encourage the adaptation of over-the-shop premises and other vacant town centre buildings for residential use. LEITRIM COUNTY DEVELOPMENT PLAN 2023-2029 – VOLUME I100 4 Economic Development
Source Leitrim County Council: Leitrim County 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.