Offaly County Development Plan 2021–2027 (as varied) — Chapter 7: Retail Town Centre Strategy and Regeneration

1. Page 21

   Cite this pagePDF p. 21 (opens the publisher’s copy in a new tab)
   Offaly County Development Plan 2021-2027 Chapter 7 Retail and Town Centre Strategy, and Regeneration Page 252 Figure 7.5 Birr Opportunity Sites Figure 7.6 Edenderry Opportunity Sites

2. Page 22

   Cite this pagePDF p. 22 (opens the publisher’s copy in a new tab)
   Offaly County Development Plan 2021-2027 Chapter 7 Retail and Town Centre Strategy, and Regeneration Page 253 Figure 7.7 Portarlington Opportunity Sites Taller Buildings Growing upwards rather than outwards represents a more efficient use of land and infrastructure, is less carbon intensive, and can accommodate increased densities. Building upwards plays a critical role in consolidating and strengthening existing built up areas which is more sustainable than urban sprawl. An appropriate mix of living, working, social and recreational space is required in our urban areas. Offaly County Council promotes greatly increased levels of residential development in our urban centres and where appropriate increases in the building heights and overall density of development. While achieving higher density does not automatically imply taller buildings, increased building height is a significant component in making optimal use of the capacity of sites in urban locations where transport, employment, services or retail development can achieve a requisite level of intensity for sustainability. While taller buildings will bring much needed additional housing and economic development, they can also assist in reinforcing and contributing to a sense of place within a town centre. In this manner, increased building height is a key factor in assisting modern place-making and improving the overall quality of our urban environment. The Urban Development and Building Heights Guidelines for Planning Authorities (December 2018) states that it would be appropriate to support the consideration of building heights of at least 6 storeys at street level. Taller buildings are advocated in the major towns identified for strategic development in the Regional Spatial and Economic Strategy: in Offaly’s case this is Tullamore only, a designated Key

3. Page 23

   Cite this pagePDF p. 23 (opens the publisher’s copy in a new tab)
   Offaly County Development Plan 2021-2027 Chapter 7 Retail and Town Centre Strategy, and Regeneration Page 254 Town. Sites suitable for taller buildings shall meet the highest standards of architectural quality, urban design and place-making. The Development Management Standards (Chapter 13) sets out the items which are to be addressed in proposals for taller buildings. The following two sites in Tullamore are open for consideration to accommodate taller buildings based on the mix of adjacent building heights, the desire to have higher densities at these brownfield central locations and their extensive site sizes. These two sites are also designated Opportunity Sites; • Grand Canal Harbour site, Tullamore (Opportunity Site No. 1) • Texas site, Tullamore (Opportunity Site No. 2) Permitting taller buildings at these locations is dependent on assessment by the Planning Authority of the following documents prepared by a prospective applicant / applicant; • A masterplan and local planning framework to deal with movement, public realm and design; • An urban design statement addressing the impacts on the historic built environment; • A specific design statement on the individual proposal from an architectural perspective; • A visual impact assessment; and • Daylight and shadow projection diagrams. Figure 7.8 Potential Taller Buildings Sites: Grand Canal Harbour Site and Texas Site, Tullamore

4. Page 24

   Cite this pagePDF p. 24 (opens the publisher’s copy in a new tab)
   Offaly County Development Plan 2021-2027 Chapter 7 Retail and Town Centre Strategy, and Regeneration Page 255 Funding The Urban and Rural Regeneration and Development Funds introduced under Project Ireland 2040 have as their purpose the revitalisation of community, and the delivery of innovative and transformational regeneration proposals. The Town and Village Renewal Scheme provides renewal and rejuvenation to towns and villages within the county. Offaly County Council is proactive in applying for funding under these measures. Collaboration A collaborative approach between central government (funding), the local authority, semi-sate bodies, the community, private sector and voluntary associations is required to successfully achieve the regeneration of areas. A joined up approach is encouraged whereby landowners work together in amalgamating sites to bring forward a comprehensive and coherent development proposal. The Land Development Agency was established under the National Planning Framework. It works with local authorities, Government Departments, agencies and the OPW to release strategically located land banks suitable for redevelopment and designation for future public and private affordable housing provision. This effective land management of publically owned lands is a central element to achieving compact and sustainable development, and accordingly contributing to the regeneration of settlements. Derelict Sites The Derelict Sites Act 1990 (as amended) requires that owners or occupiers of any land take all reasonable steps to ensure that the land and any structure within, does not become, or continue to be, a derelict site. A derelict site is any land, which detracts, or is likely to detract, to a material degree, from the amenity, character or appearance of land in the neighbourhood of the land. Offaly County Council maintains a Register of Derelict Sites and continues to be proactive in identifying and seeking the improvement of such sites, and applying a derelict sites levy where the site is located in an urban area. It is considered that the continual implementation of the provisions of the Derelict Sites Act shall assist in preventing and / or removing injury to amenity. Vacant Sites The Urban Regeneration and Housing Act 2015 introduced the vacant site levy which is intended to incentivise the development of vacant or idle sites in designated residential / regeneration land in urban areas.

5. Page 25

   Cite this pagePDF p. 25 (opens the publisher’s copy in a new tab)
   Offaly County Development Plan 2021-2027 Chapter 7 Retail and Town Centre Strategy, and Regeneration Page 256 In summary, residential land is land that is: - Zoned primarily for residential purposes; - In an area where there is a need for housing; - Suitable for the provision of housing; - Mainly vacant or idle; - In excess of 0.05 hectares; and - Exclusive of a person’s home. In summary, regeneration land is land that is: - In need of renewal and regeneration; - Causing adverse effect on existing amenities or on the character of the area; - Mainly vacant or idle; - In excess of 0.05 hectares; and - Exclusive of a person’s home. Regeneration lands include Opportunity Sites as described in this chapter, however lands other than these Opportunity Sites may be considered as regeneration lands. In accordance with the Act, a Vacant Site Register for County Offaly has been established. Vacant Homes Offaly County Council compiled a Vacant Homes Action Plan 2018 which sets out objectives in reducing the number of vacant homes in the county. To increase the supply of new homes and to adhere to the principles of compact growth, the reuse of existing underutilised building stock for residential use, including unused or underused floors above ground floor retail premises is encouraged. Heritage Led Regeneration Offaly County Council recognises that planning for the regeneration of an historic town needs an integrated approach that balances the protection of the built heritage and the sustainable development of historic urban areas with the needs of modern living, while taking account of the concerns and aspirations of the community and key stakeholders. Bringing unused or underused spaces within our towns back into use has many advantages. In addition to reviving the economic value of an urban area, it also removes abandoned and derelict sites, and reduces the pressure to build on greenfield sites or agricultural land. Change of Use The Planning and Development Amendment Regulations 2018 outline exemptions for changing the use of an existing commercial unit to a residential unit subject to meeting specific criteria. This is a measure to assist in the speedy reuse of vacant commercial buildings and bring them into a residential

6. Page 26

   Cite this pagePDF p. 26 (opens the publisher’s copy in a new tab)
   Offaly County Development Plan 2021-2027 Chapter 7 Retail and Town Centre Strategy, and Regeneration Page 257 use in order to contribute towards meeting the housing shortage, while at the same time rejuvenating a vacant building. It also recognises the importance of town living and having an injection of residential occupancy on our streets3. Purple Flag Accreditation ‘Purple Flag’ is a town and city centre award which aims to raise the standard and broaden the appeal of town and city centres between the hours of 5pm to 5am. Areas that are awarded the Purple Flag are recognised for providing a vibrant and diverse mix of dining, entertainment and culture while promoting the safety and wellbeing of visitors and local residents. The Purple Flag can play a valuable role in raising the standard and broadening the appeal of a town’s night time economy. 3 In accordance with Article 10(6) of the Planning and Development Regulations 2001 (as amended), this specific exemption has been enacted for a limited time period, requiring that any change of use proposal which avails of the exemption must be commenced and completed before 31st December 2021, unless the provision is extended by further legislation.

7. Page 27

   Cite this pagePDF p. 27 (opens the publisher’s copy in a new tab)
   Offaly County Development Plan 2021-2027 Chapter 7 Retail and Town Centre Strategy, and Regeneration Page 258 7.3 Retail Policies Retail Hierarchy RTCP-01 It is Council policy to implement the retail hierarchy. The Council shall seek to locate retail development in the designated settlements where the scale and size of retail development proposed is in accordance with the size and the defined function of the settlement as outlined in the Core Strategy. RTCP-02 It is Council policy to promote Tullamore, a Key Town, as the main retail centre in the county and to ensure that the retail quantity, quality and range is of a standard that contributes to the strengthening of the retail economy within Tullamore Town, the county and the region as a whole. RTCP-03 It is Council policy to ensure that higher order retail services and developments are located in higher order settlements, as set out in Offaly’s Settlement Hierarchy. The Council shall consider the scale, type and location of retail developments within the county when determining their suitability. Vibrancy / Revitalisation RTCP-04 It is Council policy to support the vitality and viability of existing town and village centres and facilitate a competitive and healthy environment for the retailing sector into the future by ensuring that future growth in retail floorspace responds to the identified retail hierarchy, the sequential approach, and the needs of the projected population of the settlement areas. RTCP-05 It is Council policy to promote the reuse of vacant retail floorspace. Where no viable retail use can be sustained, alternative uses shall be assessed on their own merits against the requirements of the proper planning and sustainable development of the area within which they are located. RTCP-06 It is Council policy to encourage retail development, including new forms of shopping which relates to the regeneration of existing town and village centres. Proposals, which would undermine the vitality and viability of core retail areas or town centres, as a whole shall not be permitted. RTCP-07 It is Council policy to encourage retail development primarily in core retail areas and to apply the sequential approach in the consideration of the location of retail developments located outside of core retail areas. RTCP-08 It is Council policy that there will be a general presumption against large out-of-town retail centres in particular those located adjacent or close to existing, new or planned national roads/motorways. Use RTCP-09 It is Council policy to resist the loss of retail units to non-retail use at pedestrian level, particularly in the primary shopping frontages of towns.

8. Page 28

   Cite this pagePDF p. 28 (opens the publisher’s copy in a new tab)
   Offaly County Development Plan 2021-2027 Chapter 7 Retail and Town Centre Strategy, and Regeneration Page 259 RTCP-10 It is Council policy that the types of goods to be sold from retail parks shall be limited to bulky household goods or goods which are not portable by customers travelling by foot, cycle, or bus as defined in the Retail Planning Guidelines 2012 and any updated versions. RTCP-11 It is Council policy to address leakage of retail expenditure from the county by providing the means to strengthen the range and quality of its retail offer. Design RTCP-12 It is Council policy to encourage high quality architectural design and high quality layout / urban design in retail development to support and promote healthy place-making and quality of life. RTCP-13 It is Council policy to require that a Design Brief is submitted with applications for retail development that is large-scale or complex or located on sensitive sites. The Design Brief shall show the rationale and evolution of the proposal and how the proposal complements its context and setting. RTCP-14 It is Council policy to require applicants to demonstrate a degree of flexibility by providing for adaptation of standard retail design and format in order to accommodate retail development which is centrally located or sensitively located in the context of the sequential approach. RTCP-15 It is Council policy to encourage the repairing and retaining of historic shop fronts or historic features in a shop front. RTCP-16 It is Council policy that illumination of fascia signage, shopfronts or distinctive architectural features should be discreet and limited to externally lit signs, spotlighting, uplighting or disguised minimalist strip lighting. In this regard, internally illuminated fascias, internally illuminated signs and neon type signs are generally not permitted. RTCP-17 It is Council policy to encourage the design of shopfront and signs in accordance with the Advice Leaflet ‘Guide to Shopfronts and Signs’ by Offaly County Council. Climate Action RTCP-18 It is Council policy to support the development of environmentally sustainable low-carbon climate resilient communities and to encourage a climate adaptation and mitigation approach to retail development, for example the provision of green infrastructure, sustainable mobility and accessibility, sustainable urban drainage systems, water harvesting and renewable energy.

9. Page 29

   Cite this pagePDF p. 29 (opens the publisher’s copy in a new tab)
   Offaly County Development Plan 2021-2027 Chapter 7 Retail and Town Centre Strategy, and Regeneration Page 260 7.4 Retail Objectives RTCO-01 It is an objective of the Council to encourage the continued vitality and viability of town centres by: • Identifying and promoting key town and village centre Opportunity Sites for development; • Promoting the revitalisation of vacant and derelict properties/shop units; • Promoting ongoing environmental improvements to the public realm; • Preventing overdevelopment of particular non-retail uses such as fast food outlets, amusement arcades / centres, off licences and betting shops in core retail areas; • Promoting activities including events, festivals, street markets and farmer’s/country markets in appropriate town and village centres in the county; and • Facilitating sustainable mobility, accessibility and permeability improvements. RTCO-02 It is an objective of the Council to ensure that, in the interest of vitality and viability, development proposals result in a balance of services and outlets thus avoiding an over-concentration of a particular type of retail activity in a given area.

10. Page 30

    Cite this pagePDF p. 30 (opens the publisher’s copy in a new tab)
    Offaly County Development Plan 2021-2027 Chapter 7 Retail and Town Centre Strategy, and Regeneration Page 261 7.5 Regeneration Policies Reuse RP-01 It is Council policy to promote the regeneration of settlements by making better use of underutilised land and buildings, particularly within the existing built-up areas where a transformational difference in the sustainability of a settlement can take place through compact growth. RP-02 It is Council policy to promote and encourage the suitable redevelopment of derelict and vacant sites as an alternative to new build on greenfield sites. RP-03 It is Council policy to promote and facilitate the habitation of vacant homes in accordance with the Council’s Vacant Homes Action Plan. RP-04 It is Council policy to support initiatives that promote the reuse, refurbishment and retrofitting of existing buildings within urban centres. RP-05 It is Council policy to promote heritage-led regeneration in historic towns / villages through the reuse of historic buildings, the enhancement of places of special cultural / natural interest and the protection of the historic urban fabric. RP-06 It is Council policy to encourage a mixture of uses within built-up areas in order to promote the liveability and sustainability of our settlements. RP-07 It is Council policy to apply for funding under various funding streams to facilitate the enhancement, revitalisation, renewal and regeneration of communities and town / village centres, and the delivery of innovative and transformational regeneration proposals, for example, under the Urban and Rural Regeneration and Development Funds and Town and Village Renewal Schemes. Design RP-08 It is Council policy to encourage high quality and well-designed buildings, structures, public spaces and streets to support and promote healthy place-making and quality of life. RP-09 It is Council policy to encourage and facilitate improvements to the physical fabric and environment of the town and village centres including streetscape, street furniture, landscaping (hard and soft), signage and wirescapes, while recognising that both private and public developments can contribute to effective public realm. RP-10 It is Council policy to be flexible in terms of enabling brownfield / infill development within settlements, focusing on design-led and performance-based outcomes, rather than specifying absolute requirements in all cases. Opportunity Sites / Taller Buildings RP-11 It is Council policy to facilitate, promote and encourage the re-development of Opportunity Sites identified in Volume 1 and Volume 2 of the County Development Plan and Local Area Plans for appropriate development that contributes positively to the character of the settlement. Any proposal

Source Offaly County Council: Offaly County Development Plan 2021–2027 (as varied) — Chapter 7: Retail Town Centre Strategy and Regeneration (2021–2027) · 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.