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 In accordance with the Retail Planning Guidelines and the Design Manual, new retail development that is inappropriate for its context in terms of design, or that fails to realise the opportunity to improve the character and quality of an area or a site, will not be accepted. 10.3 Retail Objectives Town & Village Centres CPO 10.1 To ensure the continued vibrancy and vitality of town and village centres, to direct new development and investment into towns and villages in the first instance and to particularly prioritise actions that enhance business, retail, leisure, entertainment and cultural uses, as well as making town and villages centres an attractive place to live. CPO 10.2 To facilitate measures to improve the accessibility of centres by developing a pedestrian and cyclist friendly environment, which improves safety and limits traffic congestion where possible. It is the objective of the Council to promote accessibility to public transport. Development with a high potential for public transport utilisation by employees and visitors should be sited with ease of access to public transport facilities. Retail – General CPO 10.3 Support the vitality and viability of existing town and village centres and facilitate a competitive and healthy retail environment by ensuring that future growth in retail floorspace responds to the identified retail hierarchy and the guidance set out in the Retail Planning Guidelines for Planning Authorities (DoECLG, 2012). CPO 10.4 To promote and facilitate the development of retail in a sustainable manner. Retail related development shall be located on suitably zoned land within settlement boundaries. There shall be a general presumption against the development of retail uses within the rural area, except as otherwise provided for by a particular objective of this plan. CPO 10.5 To assess all planning applications having regard to the ‘Retail Planning Guidelines for Planning Authorities’ and Retail Design Manual (DoECLG 2012) unless otherwise stated herewith. CPO 10.6 To permit the nature and scale of retail development appropriate to enable each centre to perform its role and function as defined within the County Retail Strategy. The nature and scale of a development proposed (either by themselves or cumulatively in conjunction with other developments) in a centre shall not compromise the role or function of any other centre within the hierarchy, in particular the role and function of a centre that is of a higher level in the hierarchy above that which is being considered. CPO 10.7 To require the submission of a Retail Impact Assessment and Traffic and Transport Assessment in any circumstance where the information is required to enable the proper assessment of a development proposal vis-à-vis the objectives of the development plan. In particular, these assessments are likely to be required for significant retail development which, due to their nature, scale and location, may impact on the vitality and viability of the town centre. Retail Impact Assessments / Traffic and Transport Assessments shall be in accordance with the requirements set243
- Wicklow County Development Plan 2022-2028 Chapter 10 | Retail out in the Retail Planning Guidelines, 2012 and relevant Traffic and Transport Assessment Guidelines3. Retail – Town Centres CPO 10.8 To vigorously protect and promote the vitality and viability of town centres. Development proposals not according with the fundamental objective to support the vitality and viability of town centre sites must demonstrate compliance with the ‘sequential approach’ before they can be approved. The ‘sequential approach’ shall be applied and assessed in accordance with the ‘Retail Planning Guidelines, (DoECLG, 2012)’4. The Planning Authority will discourage new retail development if they would either by themselves or cumulatively in conjunction with other developments seriously damage the vitality and viability of existing retail centres within the County. In the application of the ‘sequential approach’ due regard shall be paid to CPO 10.9 below which prioritises the ‘core retail area’ for new retail development. CPO 10.9 To promote developments which reinforce the role and function of the ‘core retail area’ as the prime shopping area of town centres. The ‘core retail area’ shall be promoted as the area of first priority for new retail development. Where an application is made for a new development with street frontage within the defined retail core area of a town centre, retail or commercial use will normally be required at street level. In settlements where no ‘core retail area’ is defined5, new retail development shall be directed into the ‘town or village centre’ area, the location of the traditional/historical centre and the location of other retail units. Outside of the ‘core retail area’ of larger settlements and in smaller settlements where no ‘core retail area’ is defined, other uses including residential will be permitted including at street level; any such development should provide a strong street frontage and respect the traditional structure of town and village centres. CPO 10.10 New retail developments in town centres will be required to provide proximate and easily accessible car and cycle parking or to make a financial contribution towards car parking where it has been or will be provided by the Local Authority. Large scale retail developments should include a Mobility Management Plans which prioritise sustainable mobility options and inform the layout of the development to create a pedestrian and cyclist friendly urban environment. Retail – Uses CPO 10.11 To promote the revitalisation of vacant / derelict properties / shop units. Where no viable retail use can be sustained, alternative uses will be assessed on their own merits against the requirements of the proper planning and sustainable development of the areas within which they are located. This objective will be used to ensure that all proposals for the reuse of existing retail floorspace can be evaluated against the proportion of overall vacancy and to reduce the possibility of dereliction. CPO 10.12 To manage the provision of non retail uses at ground floor level within the retail core area of town centres in order to protect the retail viability of centres and to maintain the visual character of streets. This objective aims to prevent the proliferation of ‘dead frontages’ on key streets. In particular, active use of corner sites, particularly within larger centres, is considered pivotal in creating a sense of vibrancy. 3 Traffic and Transport Assessment Guidelines (Transport Infrastructure Ireland, 2014) and Planning Guidelines on Spatial Planning and National Roads (DECLG, 2012) 4 In short, the order of priority for the sequential approach is to locate retail development in the city/town centre and only to allow retail development in edge-of-centre or out-of-centre locations where all other options have been exhausted. Refer to guidelines for full description. 5 A retail core area is not identified in the Level 5, 6 and 7 settlements as per the settlement hierarchy.244
- Wicklow County Development Plan 2022-2028 Chapter 10 | Retail CPO 10.13 To promote an appropriate mix and balance of different types and styles of retail within centres and to control the number of bookmakers, off-licences (including off-licences in convenience stores), take-aways, ‘cash for gold’ and ‘Pound’ type shops, and other uses that can adversely affect the character of a centre. The mix and balance of different type of retail (including retail services) is important to attract people to centres, and to ensure centres remain the main meeting point for the community. Too many of certain types of outlet can destroy the balance of a centre. CPO 10.14 Conscious of the fact that planning has an important role to play in promoting and facilitating active and healthy living patterns for local communities, the following criteria will be taken into account in the assessment of development proposals for fast food/takeaway outlets6, including those with a drive through facility: Exclude any new fast-food / takeaway outlets from being built or from operating within 400m of the gates or site boundary of schools or playgrounds, excluding premises zoned town centre / village / neighbourhood centre; Fast food outlets/takeaways with proposed drive through facilities will generally only be acceptable within Major Town Centres or District Centres and will be assessed on a case-bycase basis; Location of vents and other external services and their impact on adjoining amenities in terms of noise/smell/visual impact. Retail – Opportunity Sites CPO 10.15 To facilitate the identification, promotion and development of key town centre opportunity sites. Opportunity sites are prime sites within a town, which are under-utilised in terms of their development potential, and as such they should be revitalised. The sites can be located at critical gateways or entry points to the town, and as such can be highly visible and may be suitable for ‘landmark’ type buildings. As the development of these sites will help set the tone for the town and influence the public perception of it, a high quality of urban design and innovation will be required at these locations. Opportunity sites are to be the subject of comprehensive (not piecemeal) integrated schemes of development that allow for sustainable, phased and managed development. Opportunity sites are identified within local area/town/settlement plans. Retail - Design CPO 10.16 To promote quality design in all retail development, in accordance with the design principles set out in the Retail Planning Guidelines 2012 and companion document ‘Retail Design Manual’ (DoAHG, 2012), including the guidance set out in the ‘Development and Design Standards’ appended to this plan. CPO 10.17 To give positive consideration to the re-configuration of existing retail provision in Levels 2, 3 and 4 in order to accommodate the demands of modern retailing. CPO 10.18 In certain circumstances, the Planning Authority may allow for a relaxation in certain development standards within centres, in the interest of achieving the best development possible, both visually and functionally. CPO 10.19 To promote quality design and materials in the development of shopfronts. 6 For the purposes of CPO 10.14, "fast food/takeaway outlet" shall mean any outlet whose business will primarily be the sale of hot or otherwise prepared food that is high in fat, salt or sugar (such food being heated or prepared on the premises comprising of the outlet) for consumption on or off the premises comprising of the outlet.245
- Wicklow County Development Plan 2022-2028 Chapter 10 | Retail Retail – ‘Out of Town’ Centres CPO 10.20 There shall 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. Retail Warehousing7 CPO 10.21 To strictly control and limit additional new retail warehousing / retail park floorspace in the County. Retail warehouse developments shall be required to locate on suitably zoned lands and where determined acceptable may be considered in the following settlements only: Bray, Wicklow Town and Arklow. The Planning Authority will adopt a precautionary approach in the determination of proposals for retail warehousing. Any application for retail warehousing will be carefully assessed in view of the significant levels of recent provision across the region and will only be permitted where it is proven that the proposal will not impact adversely on the vitality and viability of established town centres. All applications shall be determined having regard to the ‘Retail Planning Guidelines for Planning Authorities’ (DoECLG, 2012). The Planning Authority will strictly control the size of units and type of goods sold in Retail Warehouses in accordance with the Retail Planning Guidelines for Planning Authorities’ (2012). This may be controlled through the application of conditions. The Guidelines apply a cap of 6,000m² gross (including any ancillary garden centre) on large-scale single retail warehouse units, except in exceptional circumstances. Conditions may be attached restricting internal expansion by the construction of 1st floors or mezzanines. Conditions may be attached preventing the subdivision of retail warehouse units, e.g. preventing the subdivision of retail warehouse units into stores less than 700m² in out of centre locations, or coalescence of two or more stores. Retail warehouses shall generally only be considered as part of planned retail warehouse parks, which combine access arrangements and car parking. Single retail warehouse units may be considered on infill sites in built up areas and flexibility with regard to the type of goods sold may be considered where the location is easily accessible by foot from the core retail area. Retail – Large Convenience Goods Stores CPO 10.22 To allow for the development of large convenience goods stores on suitably zoned land and to determine proposals having regard to the ‘Retail Planning Guidelines for Planning Authorities’ (DoECLG, 2012). Convenience retail floorspace caps shall be applied in accordance with ‘Section 2.4.1 Convenience retail floorspace caps’ of the Retail Planning Guidelines (DoECLG, 2012). The guidelines indicate a cap of 3,000m² net for County Wicklow. The planning application drawings should clearly delineate the floorspace to be devoted primarily for the sale of convenience goods. To prevent any adverse impact on town centres, the Planning Authority will generally limit the proportion of comparison goods floorspace within large convenience goods stores that are located outside of Core Retail Areas, to a maximum of 20% of the retail floor area. Any proposal in excess of the 20% limit shall be considered on its merits and in 7 A retail warehouse is a large single level store specializing in the sale of bulky household goods such as carpets, furniture and electrical goods, and bulky DIY items, catering mainly for car-borne customers. A retail park is a single development of at least three retail warehouses with associated car parking.246
- Wicklow County Development Plan 2022-2028 Chapter 10 | Retail particular having careful regard to the impact of a proposal on the vitality and viability of the town centre. Retail – Neighbourhood Centres CPO 10.23 Within neighbourhood centres, it is the objective of the Planning Authority to protect, provide for, and improve the mix of neighbourhood centre services and facilities, which provide for the day-today needs of the local community, to a degree that is akin to their role and function as outlined in the Retail Strategy. Development which would undermine the role of the town centre will not be permitted. Retail – Local Convenience Shops CPO 10.24 To facilitate the provision of local retail units in residential areas where there is a clear deficiency of retail provision, subject to protecting residential amenity. Retail – Small Towns and Villages CPO 10.25 Small scale retail development appropriate to the scale and needs of the settlement and its catchment will be positively considered subject to the following control criteria: there shall be a clear presumption in favour of central or edge of centre locations for new development, i.e. the traditional historical centre; out of centre locations will not be considered suitable for new retail; new development shall be designed with the utmost regard to the historical pattern of development in the centre and the prevailing character, with particular regard to building form, height and materials and shall generally be required to incorporate a traditional shop front. Retail – Rural (outside settlements) CPO 10.26 Rural shops, not connected (either functionally or spatially) to any settlement shall not be considered other than: a retail unit which is ancillary to activities arising from farm diversification; a retail unit designed to serve tourist or recreational facilities, and secondary to the main use; a small scale retail unit attached to an existing or approved craft workshop retailing the product direct to the public; and/or a small scale retail unit designed to serve a dispersed rural community. Retail – Tourism CPO 10.27 Tourism retail8 shall be facilitated at appropriate and established tourist locations, subject to the following criteria: the applicant must show that the tourism attraction concerned is well established and has a suitable existing flow of visitors sufficient to make a retail facility viable; the retail facility shall be sufficiently proximate to the tourism facility but shall be suitably located so as to not detract from the feature; in order to ensure that the retail unit in itself does not supersede the existing tourist attraction as the main tourism feature of an area, any application for tourism retail in excess of 200sqm shall be required to justify the need for a larger retail unit and to include proposals (to be fully implemented by the retail developer) to effectively link the retail facility 8 Tourism retail is defined in this plan as retail space to be utilised principally for the sale of goods to visitors and tourists to an area, mainly craft or luxury items and which would not offer goods associated with normal convenience and comparison shopping and would not be expected to have a large draw / attraction from the local population.247
- Wicklow County Development Plan 2022-2028 Chapter 10 | Retail to the tourist attraction (both in terms of physical links9 and linkage to the tourism identity / product10); the retail facility shall include significant links with the local tourism community in terms of providing a tourist office or tourism information and space for the sale of locally produced goods / crafts. Garden Centres / Nurseries CPO 10.28 Garden centres (i.e. the use of land, including buildings, for the cultivation, storage and/or the display and sale of horticultural products and the display and sale of related goods and equipment) shall generally be required to locate on zoned land in settlements. Garden centres shall only be considered outside settlements where it can be shown that the principal activity is the cultivation of plants and the retail activity is purely ancillary to the main use. In such cases, retail space shall not be expected to exceed 500sqm (indoor and outdoor retail sales area) and car parking shall be restricted to that strictly required to serve the permitted retail area. Outlet Centres CPO 10.29 There shall be a general presumption against out-of-town regional shopping facilities, in particular those located adjacent or close to existing, new or planned national roads/motorways; however, specialist outlet centres may be considered where the following criteria are met: due regard shall be paid to the Retail Strategy and Retail Planning Guidelines; the developer can show through rigorous retail impact assessment that the proposed centre will not divert trade from either the City centre or major / County towns and that the centre will not absorb such a quantum of retail floorspace in the County so as to undermine the continued growth and viability of existing County settlements; the site is located contiguous to a higher order town (i.e. Levels 1-3) and is not located in an isolated rural area, distant from major centres of population; the site is located where existing frequent public transport is available or where a short shuttle type connection can be made to rail or light rail system (to be funded by the developer); the retail facility shall be designed, developed and managed to provide opportunities for commercial synergy between an outlet centre and urban centre which would lead to economic benefits for the overall area. Factory Shops CPO10.30 Proposals for factory shops shall be considered in accordance with the ‘Retail Planning Guidelines for planning authorities’ (DoECLG, 2012). Retailing & Motor Fuel Stations CPO 10.31 Proposals for retailing use at motor fuel stations shall be considered in accordance with the ‘Retail Planning Guidelines for Planning Authorities’ (DoECLG, 2012). Proposals for online and off line motorway service areas shall be considered in accordance with the Spatial Planning and National Roads Guidelines for Planning Authorities (DECLG, 2012) and the TII Policy on Service Areas (2014 or subsequent revisions). 9 For example footpaths / cycleways or shuttle bus / jaunting car connections from the retail facility to the tourism feature 10 For example joint marketing strategies, coordinated signage etc248
- Wicklow County Development Plan 2022-2028 Chapter 10 | Retail Casual Trading CPO 10.32 Proposals for casual trading developments such as farmers’ markets, Christmas markets, car boot sales etc., shall be considered in accordance with the ‘Retail Planning Guidelines for Planning Authorities’ (DoECLG, 2012).249
- 5 1 32 6 39 1 39 2 3 1 1, 2 13 14 Park Car 4 3 Church Presbyterian Church 15 1,2 3 3 1 2 1 9 8 1-5, 9-13 1 2 1 ES Holy Rosary Church Catholic Convent Delivery Service Unit Telecommunication 2,4 La Touche Cove 11 Car Park Car Park Tk ES Chy 13 1 14 National 18 Saint David's Secondary School Holyfaith 2 1 15 2 Complex 1,3 Saint David's Holy Secondary School Faith 1,6 2, 7 3,8 2 12 3 4 16 GS Stn 17 Saint Brigid's School 39 38 Burnaby Mews 8 19 Gerona 20-37 1-10 ES ES ES Unit 1 Unit 2 Unit 3 Platform Platform 1 2 3 4 1 4 2 35 PO 2 Bank 6 Stáisiún Liatha Na Clocha Bank Car Park Car Park Car Park Car Park Car Park Library 6 7 1 8 9 10 11 3 1-4 Car Park Bré Beag Little Bray Mud Mud Bray Bridge Coimín Bhré Bray Commons Ravenswell Bré Bray Wicklow County Council Planning Department Core Retail Area Map No. 10.01a Map not to Scale Legend Core Retail Area Bray Greystones © Ordnance Survey Ireland. All rights reserved Licence number 2022/35/CCMA/Wicklow County Council WICKLOW COUNTY DEVELOPMENT PLAN 2022-2028250
- 22 Ambulance Station 4 5 1 19 2 20 4 31,2 47 48 46 44 4245 876543 1 2 Library 27 10 22, 23 26 Abbey Cemetery 23,24 22 40 41 39 43 38 36 36 67 66 3 83 87 3 86 16 84 2 13 33 35 2 32 31 30 29 28 29B 51 52 15 53 14 1-2 PO 13 Telecommunication Complex 12 11 10 Saint Peter's School Infant Boys 9 8 76 75 77 21 80 78 5 85 10 6 5 Parish Centre 4 3 2 1 Sumbeam House Saint Mary's College Cluain Mhuire Scoil Náisiúnta Naomh Michael 21 20 19 18 50 Health Centre 18 16 21 22 5 4 3 12 25 62 64 63 26 23 24 22 21 25 19 1 2 3 6 GS Stn Saint Mary's School Secondary 88 7 2 8 5 6 4 1 3 14 65 68 70 69 71 72 74 18 17 21 27 20 28 3 20C 20B 20A 14 11 12 7 8 9 Courthouse Church and Peter of Saints Mary 9 8 7 1 2 8 22 23 9 1 23 79 17 40 18 41A 18 40 39A 38 39 9 10 1 34 31 32A 33A 25 30 31C 2927 26 24 28 5 78 3 21 4 20D 9 610 11 12 13 14 615 5 15 5 16 4 4 15A 33 4 2 9 3 12 4 1 5 An tInbhear Mór Arklow 1 1 14 2 Car Park Car Park Car Park Tks ES Tk Tks Castle (in Ruins) Avoca River Abhainn Abhóca An tInbhear Arklow Mór 1 2 3 51 8 7 6 Schooner House Apts. 57 5 3 4 5 4B 1 2 21 2 Courthouse 4 3 2 1 13 Quay 2 5 Apts. Side 1-6 12 13 14 ES Leitrim River MP MP MP HWM 2 MP MPMP MP MP 1B 4 3 2 1 2 1B HWM 18 Library 1 2 2 1 3 5 14 1 2 3 6 4 5 5 3 2 1 2 3 1-2 PO 4A 4 13 14 15 16 17 17A 2 11 9 10 8 20 7 21 6 4 3 2 4 1 3 2 6A 1 5A 14 1A 1 The Anchorage 24-25 22-27 23-26 21-28 11 10-12 4 58 1 3 2 1 21 20 19 3 5 6 7 98 10 11 12 3 15 3 7A 4 5 1-2 1 3 18 17 1 2 16 GS Stn 4A 6B 3a 5B 2 4b 1A 3B 2B 9-13 11A 8-14 7-15 10 11B 6-16 9 8a 4 3 2 1 28B 2 28 1 21 1 9B 6a 8 5A 7b 5-17 12 4-18 7 3-19 1-2 1 1 HWM Cill Wicklow Mhantáin 19 Car Park Car Park Car Park 12 11 10 9 8 7 6 5 4 Bank 3 1 Wicklow County Council Planning Department Core Retail Area Map No. 10.01b Map not to Scale Legend Core Retail Area WICKLOW ARKLOW © Ordnance Survey Ireland. All rights reserved Licence number 2022/35/CCMA/Wicklow County Council WICKLOW COUNTY DEVELOPMENT PLAN 2022-2028251
- 1513 2018 17 15 24 23 32 33 27 15 roverove 38 21 ate Lodge 14 ate Lodge 9 Church (Cath) Ros -lainn 1-10 18 17ES 1 ES 6 St. Joseph's RoadSt. Joseph's Road 7 16 Centre Health 6 Grave Yard 54 1 2 Car Park Lakeside DownsLakeside Downs Millbank St. Mary's Church (C. of I.) Bank Monument Tourist Credit Union Office Car Park Blessington Bank MastMast G.S Downshire Lodge 26 20 10kv 30 25 Wicklow County Council Planning Department Map not to Scale Legend Core Retail Area Blessington Core Retail Area Map No. 10.01c © Ordnance Survey Ireland. All rights reserved Licence number 2022/35/CCMA/Wicklow County Council WICKLOW COUNTY DEVELOPMENT PLAN 2022-2028252
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.