Development plan · Westmeath County Council
Westmeath County Development Plan 2021–2027
The council's development plan written statement: its strategy, policies, objectives and development standards.
Westmeath County Council · 2021–2027 · 634 pages
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- Appendix 4 Westmeath County Retail Strategy Westmeath County Development Plan 2021-2017 lxii Additionally, the Strategy recognises the need to ensure that local needs, primarily convenience shopping and local services are met in an ‘equitable, efficient and sustainable way’ in large existing or new residential areas in and around the main centres through the designation of locations for Neighbourhood Centres in the County Development Plan and Local Area Plans. Comparison floorspace will be limited in such centres to lower order to ensure the primacy for higher and middle order comparison shopping remains in the retail core area/town centre. For the foreseeable future, new Neighbourhood Centres will only be appropriate in the existing, growing and new residential areas of Mullingar and Athlone. 7.2.5 Consideration of Need In the proper and sustainable retail planning of the County over the period of the Strategy, both qualitative and quantitative needs have to be considered. In respect of the consideration of qualitative need, this is set down in the objectives of the Strategy. The quantitative consideration of need is determined by the broad assessment of the requirement for additional retail floorspace in the County under a scenario which is the median of two scenarios: one based on the 2016 Census; and, the other based on the extrapolation of the MRPG 2010 population targets. The assessment is provided in Table 7.2 below. Table 7.2: Strategy Scenario – Indicative Net Floorspace Potential (m²) Period Convenience Comparison Low High Low High Adjustment 605 605 397 397 2016 – 2020 4,553 6,043 5,809 7,862 2020 - 2026 10,293 13,065 12.238 16,089 Total 15,450 19,712 18,443 24,348 Source: MacCabe Durney Barnes 7.3 Specific Policies & Proposals The specific policies and proposals of the Strategy are designed to facilitate the achievement of the aims of the Strategy. As such, they are formulated to ensure that: Existing or emerging issues in the County’s retail profile and that of its centres have the policy framework to be addressed The expenditure capacity for additional floorspace is harnessed over the timescale of the Strategy. 7.3.1 Key Town – Mullingar Policy RP1: Key Town – Mullingar It is the policy of the Council to promote and encourage major enhancement and expansion of retail floorspace and town centre functions in Mullingar to reflect its role as a major town centre and further develop its competitiveness and importance as a key centre in the County and Eastern and Midland Region.
- Appendix 4 Westmeath County Retail Strategy Westmeath County Development Plan 2021-2017 lxiii 7.3.1.1 Strategic Mullingar is recognised to be the premier location in the County and wider Region for quality bulky goods shopping. However, if it is to not only sustain but enhance its role as a key retail location in the shopping patterns of the County and Region, and reduce expenditure leakage to centres in the GDA, then the County Town’s middle and higher order comparison and convenience offer requires to be considerably improved. The priority for achieving this are within the Core Retail Area and through the strengthening of the town centre. However, the health check and MLAP 2014 identify that the scope and potential for this to be achieved at the scale required is limited in the context of the nature and character of the town centre and the fine historic grain of its streetscape. There is considerable potential for this to be delivered on a range of defined development opportunity sites, all of which are located in edge-of centre locations. These lands are identified in Map 2 of Appendix I and are: Blackhall Grove Street SuperValu car park Canal Avenue Cusack car park Heatons1 Harbour Place Shopping Centre car park. In addition, the former Columb Military Barracks, which closed in 2012, is designated in the MLAP 2014 as a Major Regeneration Opportunity Site. This major and important site is partially located within both the 300 – 400 metres edge-of-centre Sequential Approach distance. It is recognised to have the potential to accommodate a range of uses, with retail being one of the mix but is unlikely to be a major component in view of: the need to respect the architectural heritage of the complex; and, ensure it does not become an alternative retail location to the town centre or undermine the prospect for more centrally located wholly edge-of-centre development opportunity sites coming forward in the interests of consolidating the critical mass of the town centre. While the development opportunity sites provide the key strategic locations in the town centre for large scale retail development, there requires to be parallel priority in ensuring that the potential and attraction of the side streets within/adjacent to the Core Retail Area is creatively harnessed to enable expansion of the retail, commercial leisure and cultural heart of Mullingar’s Town Centre. By this means, the characteristics which distinguish Mullingar from many other large towns as a thriving centre for meeting, eating, greeting and staying in can be maximised. Beyond the town centre, the needs of existing, growing and new residential areas require to have their daily shopping and services requirements met sustainably, and in this regard, locally, to reduce the need for people having to travel to meet these needs. The suburbs of the town 1 Heatons Mullingar ceased operations in the town in Spring 2019 and is now occupied by Sports Direct.
- Appendix 4 Westmeath County Retail Strategy Westmeath County Development Plan 2021-2017 lxiv have a mix of Neighbourhood Centres and areas which are the subject of Framework Plans. The latter are: Robinstown to the north; Ardmore/Marlinstown to the south east; and, Mullingar South to the south. The locations of existing and proposed Neighbourhood Centres are identified in Map 1 of Appendix I. Although consistent with guidance in the suite of GRP, each of the proposed Neighbourhood Centres was previously considered as having the potential for new District Centres. However, to ensure that Mullingar Town Centre sustains its position as the predominant retail location in the town, the needs of these areas will be met by way of a network of Neighbourhood Centres with District Centres not appropriate in the retail hierarchy of Mullingar. While the priority is enhancing the convenience and mainstream comparison offer of Mullingar Town Centre, there is a need to ensure the town sustains its role and importance in bulky goods shopping patterns in the County and Region. However, in view of the current saturation of this retail sector, when there is market recovery, the priority should be on the consolidation of Lakepoint Business and Retail Park and the upgrading/refurbishment of provision on Lynn and Mullingar Business Parks. It is a position which requires to be monitored over the period of the Strategy. 7.3.1.2 Integration & the Public Realm Parking remains a significant issue in the town centre and there is a need to integrate parking provision, management, pricing and traffic management arrangements in the interests of sustaining the attraction and potential of Mullingar Town Centre. The development of sites in and around the town centre present opportunities to address this. Management of parking provision also presents opportunities to improve access and the public realm, particularly on Dominic Street. It will be important to fully integrate edge-of-centre opportunities into the retail/town centre functions of the Core Retail Area and town centre as a whole. This is consistent with the policies and objectives of the MLAP 2014. A scheme of ongoing public realm improvements would assist in the overall vitality and health of Mullingar Town Centre. Very important in the equation is that they preserve the ambience of the historic core of the town, but also set the agenda and vision for the future. Inherent in this is the important role that local people and bodies play in shaping the future of their town. This is consistent with objective O-DU4 of the MLAP 2014-2020 which commits to the preparation and implementation of a Public Realm Strategy for the town centre area, incorporating the creation of a network of interconnected civic spaces. This remains a commitment of the Council in the proposals for the Public Realm Enhancement Strategy. The development of edge-of-centre sites also provides the opportunity to provide additional cultural and leisure uses close to the heart of Mullingar Town Centre, although the priority location for these will be in and abutting the Core Retail Area. To deliver the strategic, integration and public realm initiatives and potential identified, it is the policy of the Council: RP2: To support and implement appropriate development of lands for the future major retail expansion of Mullingar Town Centre within the town centre, with the priority
- Appendix 4 Westmeath County Retail Strategy Westmeath County Development Plan 2021-2017 lxv being the designated development opportunity sites and the linked integration of these lands with the Core Retail Area. RP3 To support the incremental expansion of the Core Retail Area through the increased profile and ambience of town centre side streets by enhancing the public realm and encouraging intensification of retail, commercial leisure, tourism and cultural uses. RP4 To prepare and implement a Public Realm Strategy for Mullingar Town Centre to secure the enhancement and renewal of the area and which includes an Interpretation and Signage Strategy to maximise the understanding of the heritage of the town. RP5 To prepare and implement a Traffic Management Plan for Mullingar Town Centre which examines opportunities for pedestrianisation, improves movement and integration for pedestrians, cyclists and the private car and addresses parking deficiencies and issues. RP6 To encourage and facilitate the development of appropriately located Neighbourhood and Local Centres to meet the needs of existing, growing and new residential areas of the town. RP7 To sustain Mullingar’s role and importance as a key bulky goods shopping destination in the County and Region. RP8 To work in partnership with local organisations, businesses and local people in the delivery of the policies and objectives for Mullingar Town Centre and the town as a whole. 7.3.1.3 Regional Growth Centre – Athlone Policy RP9: Regional Growth Centre – Athlone It is the policy of the Council to promote and encourage major enhancement and expansion of retail floorspace and regional centre functions in the core of Athlone to reflect its role as a major centre and to further develop its competitiveness and importance as a ‘Regional Growth Centre’ as designated within the National Planning Framework. 7.3.1.4 Strategic The priority is continuing to grow and enhance convenience and mainstream comparison shopping in Athlone’s core area. The Athlone Town Centre shopping centre has reinforced the strategic retail function of Athlone. This has been secured and sustained throughout the period of economic recession the country has faced. This performance and potential requires to be built on recognising that, due to the fine grain morphology of the Core Retail Area of the town, then this would be difficult to achieve in the Core Retail Area of Athlone. However, through a suite of development opportunity sites, this can be redressed and underpin further growing of Athlone’s retail role, potential and profile within edge-of-centre sites in the Eastern Bank area. These sites are identified in Map 3 of Appendix I and are:
- Appendix 4 Westmeath County Retail Strategy Westmeath County Development Plan 2021-2017 lxvi Adjacent to Southern Station Road At Loughanaskin Former shopping centre off St Mary’s Square Between Sean Costello Street and John Broderick Street The Dunnes site and car park On Lloyds Lane and The Strand Golden Island. In addition, the Strategy has identified the designation of lands on the Western Bank as a Cultural and Tourism Quarter. This designation is wholly in accordance with the ATDP 2014- 2020 but reinforces the assessment that the area will not become a prime retail location within the context of Athlone. Rather, its potential lies in its established recognition and development as being the as yet, untapped Cultural and Tourism Quarter within the heart of Athlone. Retailing will play an important part of this but is envisaged to be craft/speciality/niche rather than mainstream convenience or comparison floorspace. However, in parallel, there is recognition that the convenience shopping needs of local people require to be better met in the area and ensuring this is achieved is a fundamental principle of the Strategy. The potential of this area will be further assessed and responded to in the Athlone Joint Retail Strategy. As with Mullingar, there is the need to ensure that the shopping needs of existing and growing residential areas in the suburbs of Athlone are sustainably and properly met. These should not have the scope or potential to undermine the principle ‘town centre first’. Thus, the strategic response is sustaining and encouraging a network of Neighbourhood Centres as the sustainable approach to the retail strategy for Athlone. The locations of these are identified in Map 1 of Appendix I. As with the approach to the Cultural and Tourism Quarter, this will be further assessed and responded to in the Athlone Joint Retail Strategy. However, when market conditions improve, the objective must also be for Athlone to raise its profile and attraction in the County and Region for bulky goods shopping. This is not anticipated to emerge in the foreseeable future but when it does the priority must be consolidating and upgrading existing retail warehousing locations. It is a position which requires to be monitored over the period of the Strategy. 7.3.1.5 Integration & the Public Realm There has been a long-term commitment in successive ATDPs to address/remodel/significantly enhance the public realm of the core area of Athlone. Street furniture is limited, footpaths are poorly maintained and there is no coherent approach to public signage. Shops fronts and facias on Church Street and Dublin Gate Street need care and attention. These issues require to be redressed if the significant progress, profile and competitiveness of Athlone is to be sustained and developed. This should be through an ongoing programme of investment in the public realm, with appropriate street furniture, signage, tree planting and footpath improvements. The framework for this is provided in the Council’s Public Realm Enhancement Strategy for Athlone and construction works in implementing this enhancement plan along Church Street were undertaken in 2018.
- Appendix 4 Westmeath County Retail Strategy Westmeath County Development Plan 2021-2017 lxvii Although Athlone Town Centre and Golden Island Shopping Centre are the key retail locations in Athlone, there is little connectivity between them. As such, they serve as destination centres in their own right. A key strand in looking forward must be to overcome this to help strengthen the retail and commercial function and coherence of the core area of Athlone. In addition, as part of the above equation, Golden Island Shopping Centre is a dated centre surrounded by extensive surface car parking and adjacent to a mix of poor condition retail, commercial and industrial buildings set in a generally degraded environment. Given the area’s proximity to the Core Retail Area and its profile on the major amenity and tourism asset of the Shannon, it is a priority that there is strategic environmental enhancement and upgrading of the area. There is a clear traffic challenge within Athlone Town Centre. The Loughandonning Link Road is a key local road link that will provide strategic access into the centre of Athlone from the Creggan LAP lands to the east of Athlone. The Link Road will provide relief in terms of traffic volumes to the Dublin Road (R446) and in particular should relieve the Dublin Road of all Heavy Goods Vehicle traffic that is servicing retailers and other businesses in and around the town centre. Traffic calming measures, enhanced pedestrian priority and improved pedestrian facilities would also serve to redress the traffic challenges. Additionally, pedestrianisation of certain streets requires to be considered. Related to this is the need to manage and increase parking in the town in terms of future provision, pricing structure and car park access points. The creative development of edge-of-centre opportunity sites around the Core Retail Area provides the potential to assist in this. For Athlone to continue to sustain and enhance its role and attraction as a key retail and tourism destination in the County, Region and beyond as well as better meeting the needs of local people, it is the policy of the Council: RP10 To support and implement appropriate development of lands for the future major retail expansion of Athlone within its core area, with the priority being the designated Development Opportunity Sites and the linked integration of these lands with the Core Retail Area. RP11 To develop a vision and strategy to progress the realisation of the Western Bank of Athlone’s core area as a Cultural and Tourism Quarter. RP12 To support the incremental expansion of Athlone’s Core Retail Area through the increased profile and ambience of town centre main streets by enhancing the public realm and encouraging intensification of retail, commercial, leisure, tourism and cultural uses. RP13 To prepare and implement a Public Realm Strategy for Athlone’s Regional Growth Centre to secure the enhancement and renewal of the area and which includes an Interpretation and Signage Strategy to maximise the understanding of the heritage of the town. RP14 To promote the preparation of a strategic environmental masterplan for the Golden Island Shopping Centre and its immediate environs.
- Appendix 4 Westmeath County Retail Strategy Westmeath County Development Plan 2021-2017 lxviii RP15 To prepare and implement a Traffic Management Plan for Athlone Regional Growth Centre which addresses the strategic relief of congestion, examines opportunities for pedestrianisation, improves movement and integration for pedestrians, cyclists and the private car and addresses parking deficiencies and issues. RP16 To encourage and facilitate the development of appropriately located Neighbourhood and Local Centres to meet the needs of existing, growing and new residential areas of Athlone and its environs as informed by the Joint Retail Strategy for Athlone. RP17 To develop and enhance Athlone’s role as an important bulky goods shopping destination in the County and Region. RP18 To work in partnership with local organisations, businesses and local people in the delivery of the policies and objectives for Athlone as a whole. 7.3.2 Self – Sustaining Growth Town – Castlepollard Policy RP19: Key Service Town – Castlepollard It is the policy of the Council to sustain and enhance the retail and services offer of Castlepollard Town Centre and harness the potential of its heritage asset and tourism profile. As a Self – Sustaining Growth Town, Castlepollard is an important economic driver for the surrounding rural area which is relatively remote from the main population centres in the County and the wider Region. As such, it is a key service centre for its rural hinterland. However, given its population size, it is unlikely to attract any substantial new retail floorspace although there could be potential for tourism-related retailing. The priority should be to consolidate the strength and profile of retail and commercial uses around the Square and on surrounding side streets. In the interests of looking forward, the lands between Pakenhamhall Road and Mullingar Road are identified as those which would best serve the objective of the consolidation and retail enhancement of the town centre. These lands are identified in Map 4 of Appendix I. Additionally, as set out in the County Development Plan 2014, and in accordance with the MRPG 2010, the aim should be to develop the town closely linked with that of the Key Town of Mullingar. The town centre, the Square and the Green provide an attractive and well-maintained environment. There should continue to be investment in this, with it being enhanced by an Interpretation Strategy to encourage the tourism potential and heritage asset of the town to be further developed and maximised. The commitment to delivering this is evidenced through Castlepollard successfully securing funding from the DAHRRGA’s Town and Village Renewal Scheme. Additionally, the scope and potential for a Farmers’ Market in the town centre requires to be examined as part of the Markets Strategy for the County. To harness and enhance the retail and tourism potential of the Castlepollard, it is the policy of the Council:
- Appendix 4 Westmeath County Retail Strategy Westmeath County Development Plan 2021-2017 lxix RP20 To secure and promote the consolidation of Castlepollard Town Centre through encouraging the re-use and regeneration of buildings around the Square and surrounding streets. RP21 To support and implement appropriate development of lands for the future retail expansion of Castlepollard Town Centre, with the priority being the designated development opportunity site and the linked integration of these lands with the Square. RP22 To strategically review, in association with the Eastern and Midland Regional Assembly, the mechanisms required to develop the linkage of Castlepollard with the Key Town of Mullingar to provide the catalyst for the sustainable economic development of the town. RP23 To support and prepare, in association with local organisations, businesses and people, an Interpretation Strategy for Castlepollard which responds to the town’s tourism potential and heritage asset. 7.3.3 Self – Sustaining Growth Town – Moate Policy RP24: Self-Sustaining Growth Town – Moate It is the policy of the Council to sustain and enhance the retail and services offer of Moate Town Centre and harness the potential of its heritage asset and tourism profile. Reflecting the strong population growth Moate has experienced since at least 2002, there would be potential for the town to improve its convenience offer, particularly given its role and importance to its rural hinterland. Given its proximity to Athlone, it is not envisaged that Moate would attract national/international comparison multiples but rather the town centre would grow its independent comparison retail offer, with some of this having the scope to be tourism related. However, the delivery of any substantial growth in the town’s convenience floorspace is constrained by the limited number and size of available development opportunity sites. With the exception of a large site on and extending on lands to the north of Main Street, there is only one other site identified. This is located on lands to the rear of St Patrick’s Church and extending westwards from Moate Hill Road. Both sites are identified in Map 5 in Appendix I. While steps have been taken to enhance the town’s public realm, this has not been as ambitious as the potential for the heritage streetscape could deliver. This is recognised in the County Development Plan 2014. A key step would be to better give back Main Street/Church Street to pedestrians through strategically located road narrowing and pedestrian crossings, with priority locations being at the Tuar Ard Art Centre and Moate Community School. The scope and potential to redress these issues is provided by the DAHRRGA’s Town and Village Renewal Scheme funding which Moate has been awarded. There are additional smaller initiatives which could help develop the ambience and attraction of the town centre. These could include: the continued use of vacant shop/commercial premises windows as exhibition space for Schools/Community Art Projects – an initiative which could be rolled out in other main towns in the County; and, the provision of further cycle parking facilities.
- Appendix 4 Westmeath County Retail Strategy Westmeath County Development Plan 2021-2017 lxx To harness and enhance the retail and tourism potential of the Moate, it is the policy of the Council: RP25 To secure and promote the consolidation of Moate Town Centre through encouraging the re-use and regeneration of lands and buildings along Main Street and Church Street, with the key priority being the development of opportunity sites and expanding the scope of the Schools/Community Art Project Initiative. RP26 To prepare and implement, in association with local organisations, businesses and people, an enhanced Public Realm Strategy for Moate which addresses enhanced pedestrian movement across Main Street. RP27 To support and prepare, in association with the Moate Museum and local organisations, businesses and people, an Interpretation Strategy for Moate which responds to the town’s tourism potential and heritage asset. 7.3.4 Self-Sustaining Growth Town – Kinnegad Policy RP28: Self-Sustaining Growth Town – Kinnegad It is the policy of the Council to sustain and enhance the retail and services offer of Kinnegad Town Centre. Kinnegad was the fastest growing of the main centres in the County over the period 2002 – 2011. This reflects its strategic location on the border of the GDA and at the nationally important interchange of the M4/N4 (Dublin – Sligo) and M6 (Dublin – Galway) motorways. The combination of population growth and location has attracted retail and commercial investment into the town. To date, this is wholly to locations outside the Main Street focus of Kinnegad Town Centre. This reflects the limited potential for any significant new retail floorspace in the heart of the town centre. There are, however, two significant backland development opportunity sites which, with the provision of direct physical links to Main Street, provide the potential for consolidation of the retail offer of the town centre. Both are located to the south east of the Athlone Road and north of the R446 and are identified in Map 6 of Appendix I. There is a need to encourage investment in new retail and commercial space within the heart of the town centre. Underpinning this is the necessity to consolidate activities within the town centre as currently these are dispersed in the St Etchen’s and Eastwae schemes and the Tesco store. As part of this, the scope and potential for Kinnegad to host a Farmers’ Market requires to be examined as part of a wider Markets Strategy for the County. Of key importance is the need to strategically enhance the environment and ambience of Main Street and create a better sense of place. This should be through a range of measures including; street narrowing; environmental enhancement; shop frontage improvements; and, an increased number of pedestrian crossings. An important contribution to delivering this will be through the DAHRRGA’s Town and Village Renewal Scheme funding that Kinnegad has secured. To address the issues and harness the opportunities which prevail in Kinnegad Town Centre, it is the policy of the Council:
- Appendix 4 Westmeath County Retail Strategy Westmeath County Development Plan 2021-2017 lxxi RP29 To secure and promote the consolidation of Kinnegad Town Centre through encouraging the re-use and regeneration of lands and buildings along Main Street, with the key priority being the development of opportunity sites and ensuring their connectivity to the Main Street. RP30 To prepare and implement, in association with local organisations, businesses and people, an enhanced Public Realm Strategy for Kinnegad which addresses street narrowing, environmental enhancement, shop frontage improvements and enhanced pedestrian movement across Main Street. 7.3.5 Self-Sustaining Growth Town – Kilbeggan Policy RP31: Self-Sustaining Growth Town – Kilbeggan It is the policy of the Council to sustain and enhance the retail and services offer of Kilbeggan Town Centre and harness the potential of its heritage asset and tourism profile. Kilbeggan requires to see an enhancement of its retail offer, particularly but not exclusively its convenience one, if the needs of those in the town and its rural hinterland are to be better met locally. However, there is very limited development potential within the town centre on Main Street. Re-use of vacant buildings for retail purposes will be a priority, but this will not serve to meet shopping needs, particularly in respect of food shopping. The scope for this being redressed is limited close to the heart of the Main Street. The only site which has been determined to have the potential to achieve this is located on backlands to the north-east of the junction of Main Street/Dublin Road and Tullamore Road, with key to this being linkage to Main Street. This site is identified in Map 7 of Appendix I. In parallel, there is the real opportunity for Kilbeggan to build on the profile and importance of the tourism attractions of the Kilbeggan Distillery and Racecourse. This is recognised in the County Development Plan 2014-2020 through the commitment to developing a Tourism Strategy, within which an important strand will be to enhance the linkage and synergies of Kilbeggan Racecourse to enable the town and its businesses to better benefit from its attraction and economic impact. Additionally, the town has a successful Christmas and Craft Fair held in St. James’ Hall. The scope and potential for developing on this through the introduction of a Farmers’ Market requires to be examined as part of the Markets Strategy for the County. The heritage streetscape of Kilbeggan is an important asset but one which is not having its potential maximised. There is a need to build on this through a strategic programme of public realm improvements and interventions. This is recognised and it is the policy of the County Development Plan 2014-2020 to pursue this through a variety of funding mechanisms in collaboration with voluntary organisations and community groups in the town. In progressing this, a balance requires to be struck through ensuring parking needs are met but not to the detriment of wider environmental objectives for the town centre. The scope and potential for these issues to be redressed will be greatly assisted by the DAHRRGA’s Town and Village Renewal Scheme funding which Kilbeggan has successfully secured. There is a number of buildings of heritage/architectural merit within Kilbeggan Town Centre which are vacant, with some at risk. A key one is the bank building on Market Square. The vacancies are recognised to detract from the amenity and ambience of Kilbeggan Town Centre.
Source Westmeath County Council: Westmeath County Development Plan 2021–2027 (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.