Development plan · Wicklow County Council
Wicklow County Development Plan 2022–2028 – Volume 1 Written Statement
The council's development plan written statement: its strategy, policies, objectives and development standards.
Wicklow County Council · 2022–2028 · 465 pages
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- Wicklow County Development Plan 2022-2028 Chapter 10 | Retail Facilitating a shift towards increased access to retailing by public transport, cycling and walking; Delivering quality urban design outcomes. The objectives set out in this Plan have been prepared having regard to the guidance set out in the ‘Retail Planning Guidelines for Planning Authorities’ (DoECLG, 2012). 10.1.2 Retail Design Manual (DoECLG, 2012) The Retail Design Manual notes that achieving a high quality of architecture and urban design in new retail development can be a key ingredient in delivering sustainable development in urban places: generating direct and indirect employment, stimulating investment and economic activity, enhancing social vibrancy and vitality, increasing consumer choice and value, reducing car dependency for everyday trips, and stimulating spin-off development including service functions and housing. The manual sets out 10 key principles of urban design to inform new retail development and to promote a step-change in the quality of new retail development. The Guidelines and the Manual stress that design that is inappropriate for its context, or that fails to realise the opportunity to improve the character and quality of an area or a site, should not be accepted. 10.1.3 EMRA Regional Spatial & Economic Strategy (RSES) The RSES recognises that the retail sector is a significant employer and economic contributor in the Region and plays a key role in placemaking. The Strategy also acknowledges that as a significant attractor it enables the creation of strong mixed-use commercial cores and can play a key role in the regeneration of areas. The RSES outlines the retail hierarchy for the region. Relevant Regional Policy Objectives RPO 6.10 EMRA will support the preparation of a Retail Strategy / Strategies for the Region in accordance with the Retail Planning Guidelines for Planning Authorities 2012, or any subsequent update, to update the retail hierarchy and apply floorspace requirements for the Region. RPO 6.11 Future provisions of significant retail development within the Region shall be consistent with the Retail Planning Guidelines for Planning Authorities 2012, or any subsequent update, and the retail hierarchy for the Region, expressed in the RSES, until such time as this hierarchy is updated. The RSES provides the basis for the integration of land use and transport planning in the Region. In conjunction with the NTA and other agencies the RSES identifies Guiding Principles for the Integration of Land Use and Transportation. With regard to retail the following principle applies: ‘larger scale, trip intensive developments, such as high employee dense offices and retail, should in the first instance be focused into central urban locations’. 10.1.4 Retail Strategy for the Greater Dublin Area (GDA) The Retail Strategy for the Greater Dublin Area (GDA) for the period from 2008 to 2016, which Wicklow forms part, has not been updated. With regard to the Retail Strategy for the Greater Dublin Area, the RSES states ‘it is recognised that the floorspace thresholds detailed in the GDA strategy were prepared in a different economic climate and in many cases are still to be reached. In this regard, EMRA will support and drive the preparation of a new retail strategy for the Region under the requirements of the Retail Planning Guidelines for Planning Authorities 2012, or any subsequent update, to update this hierarchy and apply floorspace requirements for the Region’. Section 3.7 of the Retail Planning Guidelines indicates that for development plans which are outside joint or multiauthority retail strategies, it is sufficient to state the general retail function appropriate to each settlement and a general statement of additional retail development requirements. In the absence of a new Retail Strategy for the GDA, this approach has been taken for the Wicklow County Development Plan.233
- Wicklow County Development Plan 2022-2028 Chapter 10 | Retail 10.2 Retail Hierarchy & Strategy The RSES outlines the retail hierarchy for the region and the County Development Plan must be consistent with this. Wicklow’s retail hierarchy expands upon the hierarchy set out in the RSES to include Wicklow’s towns, villages and neighbourhood centres. New retail provision should be made in line with the retail hierarchy set out in Table 10.1. Retail development should be appropriate to the scale and function of the settlement it is located in. New retail development should support the high order retail function of Bray and Wicklow Town. Where an application is made within the town centres of Bray and Wicklow Town (as defined by the zoning), it will not always be necessary to demonstrate the quantitative need for retail proposals in assessing such proposed developments. In setting out and evaluating the retail impact of any development in Bray and Wicklow Town the assessment should primarily focus on how the scheme will add/detract from the quality of the town centre - both in relation to improving retail, urban design, integration with the built fabric and quality of life in the town/centre. Quantitative and qualitative need must, however, be examined as part of any proposed application which would be in an edge or out of centre location and/or not in accordance with retail strategy hierarchy alongside a full sequential test of the proposed location. 10.2.1 Analysis of Retail in the County since the last Development Plan A review of planning applications carried out in November 2020 indicated that since November 2016, permission has been granted for c. 4,500 square metres retail floor space gross. As part of the review it was also noted that 13 permissions have been granted for changes of use from retail to other uses including residential, offices and restaurants. This results in an incremental reduction in the extent of retail within our town centres. The challenge remains for planning authorities to protect the retail core of our town centres while simultaneously allowing development that will ensure the continued vitality and vibrancy of town and village centres. 10.2.2 Future Retail Requirements The Retail Strategy for the Greater Dublin Area (2008) found that the Mid East is a net exporter of consumer retail expenditure and thus there is scope for clawing back retail expenditure, both in comparison and convenience goods shopping. Given the limited amount of new retail development which has been permitted in County Wicklow, it is considered reasonable to assume that Wicklow is still a net exporter of retail expenditure and it will continue to be the policy of the Planning Authority to address this and reduce leakage to other counties. In the absence of an up-to-date Retail Strategy for the GDA, regard is had to Section 3.7 of the Retail Planning Guidelines which requires the development plan to include a general statement of additional retail development requirements. There is a high level of uncertainty with regard to future retail requirements having regard to the changing nature of retail and the ongoing impact of the Covid-19 pandemic. The CSO retail sales index1 indicated that the volume of retail sales decreased by 35% in April 2020 when compared to March 2020 as a result of the pandemic. This was the largest monthly decrease since January 2009. The exception to this decrease was the Food, Beverages and Tobacco sector which showed a volume increase of 1.6% (non specialised stores including supermarkets). As was to be expected, online sales increased. The volume of retail sales increased by 1.5% in September 2020 when compared to August 2020 on a seasonally adjusted basis2. 1 The Retail Sales Index (RSI) is the official short-term indicator of changes in the level of consumer spending on retail goods. It measures the trend in the level of average weekly sales for each month, after allowances are made for calendar composition. The RSI is compiled and published every month by the Central Statistics Office. (CSO).https://www.cso.ie/en/releasesandpublications/er/rsi/retailsalesindexapril2020/ 2 https://www.cso.ie/en/releasesandpublications/er/rsi/retailsalesindexseptember2020/234
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- Wicklow County Development Plan 2022-2028 Chapter 10 | Retail Table 10.1 Retail Hierarchy & Strategy for County Wicklow Level 1 Metropolitan Centre Dublin City Centre As per the RSES Level 2 Major Town Centres & County Town Centres Bray Bray is a key town and Wicklow’s largest settlement. Bray should provide for a high level retail function serving a wide catchment. It is therefore envisaged that Bray will provide a full range of all types of retail from newsagents to specialist shops and boutiques, large department stores, foodstores of all types, shopping centres and high levels of mixed uses including the arts and culture to create a vibrant living place. The town will be a focus for medium and higher quality comparison goods. The centre should be well connected and served by high quality public transport. Bray should provide for the ‘big shop’ convenience needs of its residents and other settlements in the vicinity including Enniskerry, Kilmacanogue and Shankill. The centre has the opportunity to provide for the comparison shopping needs of a much wider catchment beyond its more immediate environs, particularly extending south and north to other settlements along the N11. Residents and visitors should have access to a range of quality leisure and cultural activities. Having regard to the above, it is the priority of the Planning Authority to: promote and encourage the major enhancement of retail floorspace, primarily comparison goods and town centre functions in Bray to sustain its competitiveness and importance as a Major Town Centre; facilitate the significant expansion in the amount and range of comparison floorspace, particularly floorspace for middle and higher order comparison goods; facilitate the delivery of a large scale retail development within the core retail area on the ‘Bray Town Centre’ (formerly known as ‘Florentine’) development site; facilitate the delivery of a large scale retail development on the former Golf Club lands; and facilitate the extension of the Luas to Bray. Bray seafront area shall be a vibrant and attractive seafront area, which functions as the primary tourist, recreational and leisure centre of the town. It is a priority to rejuvenate the seafront area through the expansion of retail and non-retail services, particularly targeted at the visitor market and tourism products. The town centre is located some distance from the seafront area and does not benefit from spin-off associated with the uptake of leisure activities on the seafront. Taking account of this, it is of major importance that the centre carves out a significant role for itself in the provision of quality shopping facilities which act as a draw for people into the centre. Bray is well connected by a high quality public transport system, centred at the Bray DART Station. The town suffers severe traffic congestion at times. While improvements have been made to make the central area more pedestrian friendly, the town would benefit from further improvements. It is a priority of the Planning Authority to facilitate development that contributes to the improvement of the overall appearance of the area around Bray Railway Station, to increase the density and mix of uses in this area and to provide clear pedestrian/cyclist links between this area and the town centre and seafront area. This area is the gateway and transportation hub of this major town and the general appearance, aesthetic appeal and range of uses promoted in this area should be reflective of this significant role. The quality of shopfronts within Bray Main Street and surrounding side streets is relatively poor. In addition, some parts of the centre have suffered from high degrees of vacancy. It is a priority of the Planning Authority to facilitate development that would contribute to the improvement of the overall appearance and aesthetic appeal of the streetscape, including for example shopfront improvements, regeneration of vacant sites and public realm236
- Wicklow County Development Plan 2022-2028 Chapter 10 | Retail improvement schemes. Within the expansion area of Fassaroe, the Planning Authority will facilitate the provision for the development of appropriately scaled retail provision, which provides for the immediate needs of residents and employees of the area but does not undermine the role of Bray town centre as the principal shopping destination in the settlement. While the target population and retail catchment of Fassaroe is more akin to a Level 3 centre (5,000- 15,000 people), it is envisaged that Fassaroe will provide the function more akin to a Level 4 Neighbourhood Centre. This is in order to ensure that the area does not undermine the role of Bray town centre as the principal shopping destination in the settlement. Level 2 Major Town Centres & County Town Centres Wicklow Town Wicklow Town should provide for a high level retail function serving a wide catchment reflecting its status as a Core Region Key Town in the settlement hierarchy. Wicklow Town provides for the ‘big shop’ convenience and comparison needs of a wide catchment including Rathnew, Ashford, Glenealy, Roundwood, Rathdrum and a significant rural population. It is therefore envisaged that Wicklow Town will provide a full range of all types of retail from newsagents to specialist shops and boutiques, large department stores, foodstores of all types, shopping centres and high levels of mixed uses including the arts and culture to create a vibrant living place. The town will be a focus for medium and higher quality comparison goods There is a need for significant enhancement and expansion of retail floorspace and town centre activities to provide for the needs of the substantial resident and working population in the town and surrounding catchment. While the town is located along the train route and benefits from a bus service, generally speaking, most trips to the town are made by car, with the exception of local residents within walking distance. Notwithstanding this, traffic congestion is generally not a significant issue and there is good provision of public parking facilities. In addition, the town is a relatively comfortable centre to walk around and benefits from a large number of pedestrian crossings. That said, it is a priority of the Council to facilitate improvements in public transport infrastructure. The town centre has a strong, defined and attractive streetscape of heritage value. It is a priority to further improve the quality of the streetscape to ensure that it is sustained as an attractive centre. It is an objective of the Planning Authority to develop the retail role of Rathnew at a ‘local centre’ scale, commensurate with its local catchment and its development as an employment and education hub (having regard to its role vis-à-vis Clermont Campus). Level 3 Town and/or District Centres & Sub-County Town Centres (Key Service Centres) Greystones Arklow Blessington Baltinglass Rathdrum Newtownmountkennedy These centres will vary both in the scale of provision and the size of catchment, due to proximity to a Major or County Town Centre, i.e. Bray or Wicklow Town. Generally where the centre has a large catchment (e.g. market town in a rural area) and is not close to a larger centre, there will be a good range of comparison shopping, though no large department stores or shopping centres, with a mix of retail types benefiting from lower rents away from larger urban sites, leisure / cultural facilities and a range of cafes and restaurants. Addressing vacancy on Main Streets, increasing vibrancy and footfall is a key concern for many of these towns. There is potential to increase the range of independent retailers within the retail core areas. Supermarkets and smaller scale department stores are required to meet local needs. It would be expected that financial and other services (banks and building societies) would be located alongside other retail services creating an active and busy centre. They should have high quality access from public transport where the centres are237
- Wicklow County Development Plan 2022-2028 Chapter 10 | Retail within the built up area; and also strong links to the built fabric so that walking and cycling to the centre from the immediate catchment is an attractive option. Where the centre is close to an existing major centre (as is the case with Greystones), the scale of retail and mixed provision is lower, with the town / centre range of shops meeting more basic day to day needs and only small scale range of comparison units trading. Such towns / centres would generally range in size from 10-25,000sqm of lettable retail space catering for a population of 10,000- 40,000. This level is broken into two tiers for the purpose of this strategy, as the five towns in this level are not uniform in their size or function, but yet all are appropriately located in Level 3. Arklow, Blessington, Baltinglass and Rathdrum, while being very different in size, are all similar in the sense that they serve a wide catchment and are sufficiently distant from Bray or Wicklow Town, so as to make them the principal shopping destination in their areas. These towns are somewhat different from Greystones and Newtownmountkennedy, which are both within reasonable distance of Bray and which serve more localised catchments, but due to their planned growth, require a high level of retail provision. Arklow Arklow is the main centre located in the south of the County. The centre provides for the service needs of its residents and a large geographical catchment extending to Avoca, Aughrim, Redcross, a significant rural population, and to some extent to Tinahely/Shillelagh/Carnew area (although some expenditure is lost from these centres to Gorey and Carlow). It is the vision that Arklow will be the principal shopping and service destination for this wide catchment area. This traditional status as a strong market town has been reinforced by the development of the Bridgewater Centre. Under the ‘Retail Planning Guidelines for Planning Authorities’ (DECLG, 2012), Arklow is identified amongst the subregional settlements which perform important sub-regional retailing functions including the major national retailing chains. It is a priority of the Planning Authority to facilitate new mixed use/retail developments particularly within the ‘old’ town centre / traditional Main Street area, which has suffered decline since the development of the Bridgewater Centre and concentration of convenience based supermarkets on the Wexford Road. The regeneration of vacant town centre sites is likely to improve the vitality and viability of the traditional town centre. In particular, the regeneration of the ‘Alps’ site and the strip including ‘Kitty’s Pub’, ‘Morgan Doyle’ and ‘Marine Hotel’ sites, provide particular opportunities to improve the vitality of the main street. Greystones The catchment of Greystones extends to Kilcoole, Newcastle and Newtownmountkennedy. While there is scope for expansion of comparison space into the future, the level of provision should be mainly for more local needs, in order to ensure that the roles of Bray or Wicklow Town as Level 2 centres are not compromised. Due to its proximity to Bray, the scale of retail and mixed provision is likely to be lower than other Level 3 towns, for example Arklow. The scale of retail comparison in Greystones is relatively limited as a result of the town’s proximity to Bray. Greystones has a number of boutiques and small independent shops. There is potential to capitalise on the town’s unique characteristics, enhance the diversity of uses and develop its retail experience and appeal. There is particular scope for the centre to provide services for residents and visitors that tap into the leisure and recreation market, based on its coastal location and facilities including the harbour, beaches, coastal paths such as Cliff Walk and complementary service outlets including shops, restaurants, coffee shops etc. The opportunity exists to expand retail uses238
- Wicklow County Development Plan 2022-2028 Chapter 10 | Retail onto lands earmarked for development in the South Beach Action Plan (Greystones- Delgany and Kilcoole LAP). Blessington This town provides retail services to a wide rural catchment. The town is relatively well served by convenience shops including Supervalu, Aldi and Dunnes Stores. The comparison offer is more limited and provided by small independent shops on the Main Street, a small number of new shops in the new town centre development and the comparison element of the Dunnes Stores unit. It is the vision that Blessington will be the principal shopping and service destination for its wide catchment area. Baltinglass Baltinglass is a strong rural market town with a large rural hinterland. It is the vision that Baltinglass will be the principal shopping and service destination for this wide catchment area. Baltinglass has a relatively good retail offer in the town centre, but does suffer from high levels of vacancy. There is potential for an additional convenience retail store in the town centre and additional independent retail units along the Main Street. The town has a strong, distinctive urban structure and attractive historic streetscape which should be protected and enhanced. Rathdrum Rathdrum is located some distance from Wicklow and Arklow and therefore serves a relatively wide rural catchment. The town requires a level of retail provision to meet the needs of this rural population in addition to the needs of the current and future local population. It is considered that the town is underprovided for in terms of retail facilities. There is scope to increase convenience and comparison retail. The town benefits from an attractive, historic town core and this should be retained and enhanced. The town has the potential to expand its tourism retail offer having regard to its location adjacent to the Wicklow Mountains National Park and Avondale Forest Park. Newtownmountkennedy Newtownmountkennedy has a reasonable level of retail relative to its size and taking into account its proximity to Bray and Wicklow. However, taking into account the increasing population in the settlement, there is scope to strengthen the town centre, increase the retail offer and to provide additional retail units along the Main Street. The focus of any new development needs to be on strengthening the urban structure of the town centre and creating a vibrant Main Street. Level 4 Neighbourhood Centres, Local Centres – Small Towns Small Towns Ashford, Aughrim, Avoca, Carnew, Donard, Dunlavin, Enniskerry, Kilcoole, Kilmacanogue, Newcastle, Rathnew, Roundwood, Shillelagh, Tinahely. Neighbourhood Centres: As identified in the Local Area Plans for the larger settlements of Bray, Wicklow Town, Greystones – Delgany, Arklow The designation of neighbourhood centres within These towns and villages provide basic convenience shopping, either in small supermarkets or convenience shops and in some cases provide small scale comparison shopping, for example local hardware shops, retail pharmacies and clothes shops. While the GDA Retail Strategy generally considers that these centres will normally provide for one supermarket ranging in size from 1,000-2,500sqm with a limited range of supporting shops (one or two low range clothes shops with grocery, chemist etc) and retail services (hairdressers, dry cleaners), cafes and possibly other services such as post offices, community facilities or health clinics, it is considered necessary to make a distinction in Wicklow between the type and quantum of retail envisaged in neighbourhood centres in the larger settlements and that envisaged for small towns. A neighbourhood centre comprises a small group of shops, typically comprising newsagent, small supermarket / general grocery store, sub-post office and other small shops of a local nature serving a small, localised catchment population. The function of a Neighbourhood239
- Wicklow County Development Plan 2022-2028 Chapter 10 | Retail other towns is a matter for the relevant local plan. Centre is to provide a range of convenient and easily accessible retail outlets and services within walking distance for the local catchment population. Neighbourhood centres generally only occur in the larger settlements of the County, e.g. Bray, Wicklow, Arklow and Greystones, at a location within the settlement boundary but remote from the core retail area. The retail provision in small towns would be expected to be more extensive, including one supermarket / two medium sized convenience stores (up to 1,000sqm aggregate) and perhaps 10-20 smaller shops. These towns can be expected to provide a similar function in terms of providing for the day to day shopping and service needs of the local population. Small towns should be the main service centre in the rural area, providing a range of facilities, shops and services, at a scale appropriate to the needs and size of their catchment. Encouragement shall be given to uses which support the community and help solidify the role of the centre as an important local centre such as medical clinics, social services, pharmacies, cafes and post offices. They should where possible provide a focus for economic development and rural-based industries, including markets for locally-produced food and other products. Established Neighbourhood Centres in Greystones and Bray include full-scale supermarkets at Bellevue Road and Vevay Road respectively, with a new neighbourhood centre of Bray Southern Cross opened in 2021. In addition in Greystones there are smaller supermarkets at Blacklion, Mill Road and Charlesland in the 800m2 to 1,200m2 range. While such sites seem larger than neighbourhood centres, they do not fit into the definition of District Centres (the next category in the hierarchy), which are defined in the Retail Planning Guidelines as 10,000m2 or 20,000m2 in the Dublin Metropolitan Area. Accordingly, in a limited number of sub town core sites in Bray, Greystones, Arklow and Wicklow-Rathnew larger foodstores may be considered, based on the need to service considerable tranches of new housing. The scale of the convenience outlet will be dictated by the overall size of the town, the catchment of the neighbourhood centre and its distance to the town core. Lands identified for new neighbourhood centres will generally be identified in local plans which may include policies on the scale and nature of floorspace to be provided. New/expanded neighbourhood centres shall generally only be considered where the following requirements are satisfied: the scale of development allowed within a neighbourhood centres should not undermine the retail hierarchy and the designated role of town centres as the principal shopping areas; the location of the development is sufficiently separated from the core retail area of the settlement as to warrant new retail facilities; the scale of the existing/new residential development is such to sustain a neighbourhood centre; the range of retail and non-retail services to be provided is appropriate to the needs of the area; and all efforts have been made to integrate the neighbourhood centre with any existing / new community facilities due to be provided as part of the scheme e.g. schools, childcare facilities, sports fields etc. Level 5 Corner Shops / Villages Glenealy Grangecon Hollywood Kiltegan Knockananna Laragh Redcross Stratford-on-Slaney These centres serve an immediate catchment. The shops in these settlements meet the basic day to day needs of surrounding residents, whether as rural foci points close to other community facilities such as the local primary schools, post office and GAA club or as a terrace of shops within a suburb. It is important to protect existing facilities which provide for people’s day to day shopping needs and seek to remedy deficiencies to avoid social exclusion and isolation. Encouragement will therefore be given to uses which support the community and help solidify the role of the village as an important local centre such as medical clinics, social services, pharmacies, cafes and post offices.240
- Wicklow County Development Plan 2022-2028 Chapter 10 | Retail Retail uses expected include one or two small convenience stores, newsagents and potentially other tertiary services such as butcher/vegetable shops, public house, hairdressers and other similar basic retail services; with the retail element in total ranging approximately from 500sqm – 1,500sqm of lettable space. Within urban areas these centres vary in scale from one corner shop to small local centres that provide a small number of retail/retail service units. The size of units within small local centres shall generally be limited to a maximum of c.150m² gross floor area. These centres are not appropriate for the provision of a supermarket. It is important where large areas of new housing are planned that new retail centres are provided in tandem with the housing at a scale appropriate to meeting the regular convenience and lower order comparison shopping needs of these new communities. The scale of such retail facilities should be sufficient to cater for the needs of the new residential community but should not be of a scale that it will detract from the town centre. 10.2.4 Retail Formats Table 10.2 outlines the retail formats expected in each level of the retail hierarchy and provides an indication of the scale and level of retail provision within the different settlements. Table 10.2 Retail Formats HIGHER ORDER COMPARISON MIDDLE ORDER COMPARISON LOWER ORDER COMPARISON SUPER- STORE SUPER- MARKET METROPOLITAN CENTRE √ √ √ √ √ MAJOR TOWN CENTRES & COUNTY TOWN CENTRES √ √ √ √ √ TOWN & SUB COUNTY TOWN CENTRES √ √ √ √ LOCAL CENTRES – SMALL TOWNS & VILLAGES √ √ Retail warehousing should be directed into the key towns of Bray and Wicklow Town. Arklow may also be considered suitable for retail warehousing. However, any such development should not be permitted where there are concerns it would undermine the viability and vitality of the town centre. Having regard to the proximity of Blessington and Greystones to major town centres (Naas and Bray respectively), these settlements are not considered an appropriate location for retail warehousing. Baltinglass, Rathdrum and Newtownmountkennedy in addition to settlements that are on lower tiers of the retail hierarchy are not considered suitable for retail warehousing. 10.2.5 Sequential Approach It is the policy of Wicklow County Council to apply the sequential approach to the location of retail development. This is required to ensure the retention of activity within the main retail centres or core areas at the expense of more peripheral edge of centre or out of centre locations. There is a presumption against out of town retail centres that could impact on the viability and vitality of town centres and which could generate unsustainable travel patterns. Core areas are the most suitable locations for high-order and comparison goods as they are generally the241
- Wicklow County Development Plan 2022-2028 Chapter 10 | Retail most accessible for the catchment population and can also provide a compact and sustainable critical mass of commercial activity and public amenities, thereby reducing the need to travel. Retailers should be flexible in appraising potential sites and buildings and standard retail formats should be adapted to accommodate retail schemes on sites and in buildings that are well located in the context of the sequential approach to retail development. Only in cases where it is not possible, having examined in detail all the options available within the town centre, should consideration be given to a site on the edge of the town. The sequential approach is also applicable to proposals for extensions or material change of use of existing development where the proposed use could have a significant impact on the role and function of the town centre. 10.2.6 Edge of Centre Retailing Where, following the application of the sequential approach, the consideration of an edge of centre site becomes necessary, it is necessary to ensure that the site is within walking distance of the town centre, i.e. generally no further than 400 metres. The local context must be given due consideration particularly in terms of any potential barriers to connectivity, for example a railway line or river. A site that is physically separated from the centre and that is not easily accessible will not be considered appropriate for retail development. The connection between the proposed site and the town centre should be safe, attractive to pedestrians and generally appealing to ensure that it becomes a natural extension to the town centre. In addition to the physical linkage, the degree of functionality between the site and the town centre will also form part of the assessment. As outlined in the Retail Planning Guidelines, people may be more willing to walk between an edge of centre site and the town centre if there are strong complementary attractions and the route itself provides focus and interest. The ability of the proposed development to enhance the vitality and viability of the town centre will be a key determinant in the assessment of any edge of centre retail proposal. 10.2.7 Quality of Design New retail development will be required to demonstrate compliance with Retail Planning Guidelines (DoECLG 2012) and the 10 design principles set out in the Retail Design Manual. Key Principles of Urban Design Design Quality Design quality contributing to making places that are attractive, inclusive, durable and adaptable places to live, work, shop and visit. Site & Location Healthy city and town centres contributing to the proper planning and sustainable development of their locations. Context & Character Regard for the character and the physical, social and economic contexts of the site and its location. Vitality & Viability Vitality and viability in city and town centres that are attractive and competitive places to live, work, shop and visit. Access & Connectivity City and town centres that are accessible and well-connected, easy to get to and convenient to move about. Density & Mixed use Higher density and mixed use development creating compact urban areas and the efficient use of land. Public Realm Well-designed and well-used open spaces contributing to a high quality public realm in the location. Built Form Built form, scale and mass contributing to a high standard of urban design and quality in the built environment. Environmental Responsibility Environmentally responsible use of energy resources to lower fuel consumption and carbon emissions. Sustainable Construction Construction materials and technologies that have regard to the circular economy and the environmental impacts of their production, transportation, use and disposal.242
Source Wicklow County Council: Wicklow County Development Plan 2022–2028 – Volume 1 Written Statement (2022–2028) · 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.