Louth Retail Strategy · A Retail Strategy for County Louth, September 2002, prepared by Louth...
Transcript of Louth Retail Strategy · A Retail Strategy for County Louth, September 2002, prepared by Louth...
Louth Retail Strategy
Final – March 2009
A Report By:
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County Louth Retail Strategy
January 2009
TABLE OF CONTENTS PAGE
1.0 INTRODUCTION 1
1.1 Draft Report 1
1.2 Context 1
1.3 Baseline Information 1
1.4 Retail Patterns Since 2007 3
1.5 Objective of the Update 3
1.6 Types of Retail Goods 4
1.7 Structure of the Report 5
2.0 POLICY REVIEW 6
2.1 Introduction 6
2.2 National Policy 6
2.2.1 Retail Planning Guidelines for Planning Authorities, 2005 6
2.2.2 National Spatial Strategy, 2002 7
2.2.3 National Development Plan, 2007 8
2.3 Regional Policy 9
2.3.1 Regional Planning Guidelines for the Border Region, 2004 9
2.3.2 Dundalk/Newry 2006 – A New Perspective on the
Development of the Region 11
2.4 County and Town Plans 11
2.4.1 Louth County Development Plan, 2003 12
2.4.2 Dundalk and Environs Development Plan, 2003 12
2.4.3 Dundalk – Well Connected for Investment – 2006 13
2.4.3 Drogheda Borough Council Development Plan, 2005 13
2.4.4 Planning Strategy for the Greater Drogheda Area, 2007 14
2.4.5 Ardee Local Area Plan, 2003 15
2.5 Conclusion 16
3.0 UPDATING THE BASELINE 17
3.1 Introduction 17
3.2 Per Capita Retail Expenditure and Price Year 17
3.3 Time Periods under Consideration 18
3.4 Study Area 18
3.5 Retail Floorspace 19
3.5.1 Sub County Analysis 19
3.5.2 Analysis of Retail Floorspace Expansion 21
3.5.3 Indicative Key Vacancy Rates 21
3.6 The Consultation Process 23
3.6.1 Chambers of Commerce 23
3.6.2 Retail Professionals and Retail Operators 24
4.0 HISTORIC POPULATION TRENDS AND PROJECTIONS 26
4.1 Introduction 26
4.2 Historic Population Trends 26
4.2.1 Regional Trends 26
4.2.2 Border Region Trends 27
4.2.3 Study Area – Electoral Division Breakdown 28
4.2.4 County Louth – Primary Urban Centre Analysis 29
4.3 Population Projection Methodology 30
4.4 Population Projections 30
4.5 Comparative Analysis 31
4.6 Conclusions 32
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5.0 HEALTH CHECKS 33
5.1 Dundalk 33
5.1.1 Diversity of Uses and Accessibility 33
5.1.2 Range and Distribution of Shopping Facilities 34
5.1.3 Retail Based Activity 35
5.1.4 Environmental and Physical Quality 36
5.1.5 Recent Development 37
5.2 Drogheda 37
5.2.1 Diversity of Uses and Accessibility 37
5.2.2 Range and Distribution of Shopping Facilities 37
5.2.3 Retail Based Activity 39
5.2.4 Environmental and Physical Development 39
5.2.5 Recent Development 40
5.3 Ardee 40
5.3.1 Diversity of Uses and Accessibility 40
5.3.2 Range and Distribution of Shopping Facilities 41
5.3.3 Retail Based Activity 42
5.3.4 Environmental and Physical Development 42
5.3.5 Recent Development 42
5.0 SHOPPING PATTERNS 43
6.1 The Different Approaches Used 43
6.2 Shopping Surveys – Key findings 43
6.2.1 Time and Distribution of Shopping Surveys 44
6.2.2 Shopper Origin 44
6.2.3 Reasons for Visiting Shopping Location 45
6.2.4 Actual Levels of Expenditure (Trade Draw) 45
6.2.5 Impact of the M1 Road Corridor 46
6.2.6 Town Specific Questions 46
6.3 Household Surveys – Key Findings 46
6.3.1 Main Food and Top Up Shopping 47
6.3.2 Clothing and Footwear Shopping 47
6.3.3 Bulky Goods Shopping 48
6.3.4 Mode of Transport 49
6.3.5 Internet Shopping 49
6.4 Comparative Analysis 50
6.4.1 Market Share 50
6.4.2 Main Food Market Share 51
6.4.3 Clothing/Footwear Market Share 51
6.4.4 Bulky Goods Market Share 51
6.4.5 Satisfaction by Shopping Location 52
6.4.6 Preference for Town Centre Shopping 52
6.4.7 Shopper Views by Location 53
6.5 Conclusion 54
6.6 Emerging Retail Patterns 55
7.0 REQUIREMENT FOR ADDITIONAL FLOORSPACE 56
7.1 Introduction 56
7.2 Methodology 56
7.3 Expenditure and Population Estimates 57
7.4 Turnover Estimates 57
7.5 Gross Additional Expenditure Potential 59
7.6 Extant Permissions 60
7.7 Net Additional Expenditure Potential 61
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7.8 Turnover Ratios and Indicative Capacity Potential 61
7.9 Conclusions 62
8.0 STRATEGIC FRAMEWORK FOR THE RETAIL STRATEGY 63
8.1 Introduction 63
8.2 Unique Strategic Location 63
8.3 Placing the Study Area‟s and County Louth‟s Retail Offer in 65
Context
8.4 Identifying the Impact of National and Regional Designations
on the retail offer of Dundalk and Drogheda. 67
8.4.1 Dundalk 67
8.4.2 Drogheda 68
8.5 Key Retail Objectives 69
8.6 Retail Hierarchy and Applicable Retail Floorspace 70
8.7 Conclusion 72
9.0 RETAIL STRATEGY 73
9.1 Introduction 73
9.2 Core Retail Areas and Town Centre Redevelopment Opportunities 73
9.3 Dundalk 73
9.3.1 Core Retail Area 73
9.3.2 Town Centre Expansion Area 75
9.3.3 Dundalk Retail Policies 76
9.4 Drogheda 79
9.4.1 Core Retail Area 79
9.4.3 Drogheda Retail Policies 82
9.5 Ardee Core Retail Area 85
9.5.1 Ardee Retail Policies 86
9.6 Other Retail Policies 88
9.7 Thresholds for Significant Retail Developments 88
9.8 Criteria for Assessing Significant Retail Developments 88
APPENDICIES
Appendix A Local Retail and Planning Policy Context
Appendix B Sub County Population Projection Methodology
Appendix C Additional Household Survey Information
Appendix D Assessment of Competing Retail Centres
County Louth Retail Strategy
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1.0 INTRODUCTION
1.1 Draft Report
In December 2006, Louth Local Authorities commissioned Tom Phillips +
Associates to undertake an Update of the County Louth Retail Strategy 2002
to ensure that the Retail Policy for the County (including the towns of Dundalk,
Drogheda and Ardee) complies with all County, Regional and National
framing policy documents.
1.2 Context
The context for the update of the 2002 Retail Strategy is set by the following:
i. Department of the Environment, Heritage and Local Government
(DoEHLG) Retail Planning Guidelines for Planning Authorities,
December 2000, subsequently revised in January 2005;
ii. The Retail Study of County Louth 2002 prepared by RPS
Environmental Services; and
iii. A Retail Strategy for County Louth, September 2002, prepared by
Louth County Council.
In order to provide a comprehensive Update of the Retail Strategy for County
Louth 2002 it is necessary to review and update the baseline data set out in
the Retail Study for County Louth 2002 so as to identify and quantify the very
real changes in the retail environment of County Louth which have occurred
in the period since 2002. The analysis of these changes is a key component in
the development of Retail Policies which are set out in Section 9 of this Report.
1.3 Baseline Information
Since the 2002 Retail Strategy was completed a number of underlying
economic factors have changed which has implications for the retail
planning and potential of the County and require to be considered. Primarily
these factors are:
i. The final results of the 2002 Census and the 2006 Census;
ii. The National Development Plan, 2007 – 2013 (NDP);
iii. The National Spatial Strategy (NSS) and the Regional Planning
Guidelines for the Border Region (RPGBR) published in 2002 and 2004
respectively;
iv. Regional Planning Guidelines for the Greater Dublin Area, 2004;
v. The National Population Projections and Regional Population Targets
2006 – 2020 published by the Department of the Environment,
Heritage and Local Government in February 2007;
vi. Development Plans for County Louth, Dundalk, Drogheda and
Ardee;
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vii. Planning Strategy for the Greater Drogheda Area, 2007;
viii. Other relevant Cross Regional and Local Area Plans; and
ix. More up to date economic data.
Table 1.1 sets out the baseline data sources used in the 2002 Retail Study upon
which the 2002 Retail Strategy was based and identifies how they have been
updated in the period to 2008.
Table 1.1
Sources of Baseline Data
2002 and Update
Baseline Data 2002 Update
Population 1996 Census
2002 Census
2006 Census
Projected Population Primarily CSO
data 2001
National Spatial Strategy 2002
Regional Planning Guidelines
for the Border Region 2004
2003 County Development Plan
2003 Dundalk Development
Plan
2005 Drogheda Development
Plan
2006 Planning Strategy for the
Greater Drogheda Area
2003 Ardee Local Area Plan
Per Capita
Expenditure
1999 Retail
Planning
Guidelines
Working Paper
CSO Annual Service Inquiry
2005
2000 – 2005 (disaggregated
retail data)
ESRI Medium Term Review of
the Irish Economy (2005 – 2012)
Price Year 1996 Price Year 2005 Price Year
Time Periods under
Consideration
1996
2001
2007
2021
2008 (Base Year)
2012
2015 (end of next County
Development Plan period)
2020 end of NSS/RPGBR time
horizon
Retail Floorspace 2001 floorspace
surveys
Original floorspace survey
expanded, amended and
updated to 2008
Health Checks 2001 town
assessments
2001 information updated to
2008 taking into account key
changes
Study Area County Louth
and 20 minute
drive time
County Louth and Surrounds of
Drogheda located in County
Meath (St. Mary‟s ED)
Expenditure Inflows No data 250 Shopper Surveys in Dundalk
(100) Drogheda (100) and
Ardee (50)
Expenditure Outflows 600 Shopper
Surveys (279 in
County Louth)
350 Household Surveys located
throughout the Study Area
Source: Tom Phillips + Associates (2008)
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1.4 Retail Patterns Since 2007
Section 6 of this Strategy provides a suite of survey information identifying
general retailing patterns into and out of County Louth. However, the period
since 2007 has witnessed a considerable shift in retailing patterns into and out
of Northern Ireland. These changes have been underpinned by:
1. The fall of Sterling relative to the Euro;
2. The increase in VAT differentials between the Republic and Northern
Ireland which has exacerbated traditional cost differentials between
the two jurisdictions;
3. A decline in overall disposable income levels resulting from a
deterioration in real economic performance;
4. The continuing availability of retail brands in Northern Ireland which are
not yet available in the Republic; and
5. Improved road based access to many of Northern Ireland‟s larger
retail centres.
The nature and location of Border Areas, such as County Louth, make them
particularly susceptible to significant fluctuations in retail patterns due to the
key factors highlighted above. However, the period since 2007 has been
marked by a sustained increase in the attraction of Northern Ireland as a retail
location. The level of this fluctuation has affected not only immediately
surrounding areas such as North Louth and Dundalk, but the entirety of
County Louth and, to a lesser extent, the entire Republic of Ireland. The
development of this Strategy has been informed by these key trends which
have emerged subsequent to the preparation of the baseline work for this
Report.
1.5 Objective of the Update
The objective of this Report is to update the 2002 Retail Strategy so that any
changes can be incorporated into the County Development Plan and other
relevant town development plans. As with the 2002 Strategy, the review is
required to meet the provisions of the RPG as set out under paragraph 36 of
the Guidelines:
i. Confirmation of the retail hierarchy, the role of the centres and the
size of the main town centres;
ii. Definition in the development plan of the boundaries of the core
retail area of town centres;
iii. A broad assessment of the requirement for additional retail
floorspace;
iv. Strategic guidance on the location and scale of retail development;
v. Preparation of policies and actions initiatives to encourage the
improvement of town centres; and
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vi. Identification of criteria for the assessment of retail developments.
1.6 Types of Retail Goods
The definitions outlined below follow the definitions given in Annex 1: Glossary
of Terms of the RPG:
Convenience
- food
- alcoholic and non-alcoholic beverages
- tobacco
- non-durable household goods.
Comparison
- clothing and footwear
- furniture, furnishings and household equipment (excluding non-durable
household goods)
- medical and pharmaceutical products, therapeutic appliances and
equipment
- educational and recreation equipment and accessories.
Bulky Goods
Comparison goods can be further subdivided into bulky goods and non
bulky goods. Annex 1 of the RPG define bulky goods as:
“Goods generally sold from retail warehouses where DIY goods or
goods such as flatpack furniture are of such size that they would
normally be taken away by car and not be manageable by
customer travelling by foot, cycle or bus, or that large floor areas
would be required to display them e.g. furniture in room sets, or not
large individually, but part of a collective purchase which would
be bulky e.g. wallpaper, paint.”
Non-Retail Services
Although not specifically defined in the RPG (with the exception of
banks, building societies and restaurants), non-retail services refer to uses
such as the following:
- hairdressers
- cafés/ sandwich outlets
- public houses
- travel agents
- credit unions
- dry cleaners.
It should be noted that for the purposes of this Report our updated floorspace
surveys differentiate between out of town centre retail warehousing
developments and traditional town centre bulky goods operators. This is done
in order to acknowledge explicitly the growth of dedicated retail warehousing
floorspace in the period since 2002 and identifies the increasing trend which
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locates both bulky and comparison goods in out of town centre retail
warehousing parks.
1.7 Structure of the Report
The structure of the remainder of the Report is as follows:
Section 2: Provides an overview of the relevant policy framework
underpinning this Strategy
Section 3: Outlines the changes that have taken place in a range of
underlying baseline data since the 2002 Strategy
Section 4: Sets out the population trends, scenarios and forecasts that are
informed by emerging demographic data published since the
2002 Strategy
Section 5: Details our updated health check assessments of Dundalk,
Drogheda and Ardee
Section 6: Sets out the results of our shopper and household surveys
Section 7: Provides the revised floorspace capacity assessment
Section 8: Sets out the revised strategic framework including the retail
hierarchy and applicable retail floorspace
Section 9: Sets out the Retail Strategy
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2.0 POLICY REVIEW
2.1 INTRODUCTION
Policy frameworks at national, regional and local policy levels inform the
preparation of a Retail Strategy. The period since 2002 has witnessed the
emergence into the public arena of a number of important strategic
documents that impact directly on the future retail planning of the Study
Area. Additional more localised retail planning context is provided in
Appendix A. In this section, we focus on the key policy documents in the
following hierarchical order:
i. National;
ii. Regional, and;
iii. Local.
2.2 NATIONAL
Three national level plans, strategies and guidelines are of particular
relevance to the shape of a Retail Study and the direction it takes. These are:
Retail Planning Guidelines for Planning Authorities (2000, revised January
2005);
National Spatial Strategy 2002-2020 (2002); and
National Development Plan 2007-2013 (2007).
2.2.1 Retail Planning Guidelines for Planning Authorities, 2005
The Retail Planning Guidelines for Planning Authorities (RPG) were revised in
January 2005 in response to increasing pressure for larger retail formats. The
RPG seeks to provide a framework to enable future retail development to be
accommodated in an „efficient, equitable and sustainable‟ manner
(paragraph 21).
The revision contained in the RPG solely relates to the non - application of the
6,000 sq m gross floorspace cap on the size of individual retail warehouse units
in Integrated Area Plan areas within National Spatial Strategy (NSS)
„Gateways‟. Due to the fact that the NSS designates Dundalk Gateway
status, it is possible that this RPG floorspace cap may factor into the
consideration of large retail developments. It is also important to note that all
other parts of the original issue of the Retail Planning Guidelines remain in
force for the purposes of this Policy Review.
As County Louth is part of the „Drogheda/Dundalk Area‟ as listed in
paragraph 38 of the RPG, it is required to prepare a comprehensive retail
strategy, which is more detailed than that necessary for more rural locations in
the country. This is the basis on which the 2002 Strategy was prepared and is
that which forms the framework for this Strategy.
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Paragraph 38 of the RPG notes that it is necessary for the retail policies and
proposals that emerge from retail strategies to be incorporated into the
appropriate development plans. It is further noted that both Drogheda and
Dundalk are classified as being third tier towns in the retail hierarchy of the
RPG. Ardee falls under the classification of the fourth tier centre. Their
importance in respect of the Retail Study and this Update remains the
foundation of retail planning in the County and Study Area.
2.2.2 The National Spatial Strategy, 2002
The National Spatial Strategy (NSS) was published in November 2002 by the
Department of the Environment, Heritage and Local Government (DoEHLG).
The NSS sets out a sustainable planning strategy for the State in order to
achieve balanced regional development. Founded on these principles, the
NSS designates a number of strategic centres throughout the Country with the
potential to be drivers of development both at national level and within their
own regions. These centres have been divided into „Gateways‟ and „Hubs‟.
The Gateway and Hub framework is set to provide a „strong platform‟ for
balanced development throughout the Region.
Figure 2.1
County Louth in Context of the Border Region as defined by the National
Spatial Strategy
Key:
Gateway 1,500 – 5,000 Town
Primary Development Centre, Urban Strengthening Opportunity and
>5,000 Town
Source: National Spatial Strategy (2002) and Tom Phillips + Associates (2008)
Dundalk
Drogheda
Ardee
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As highlighted in Figure 2.1, Dundalk is designated a „Gateway‟ in the NSS
along with Sligo and Letterkenny/Derry in the Border Region. According to
Appendix V of the NSS, the reason for which Dundalk has been given
Gateway status is due to the fact that:
“Dundalk is one of the largest towns in Ireland and occupies a
strategic position between Dublin and Belfast, proximate to the border
with Northern Ireland. Dundalk is on nationally strategic road and rail
links and is well positioned spatially to energise eastern parts of the
Border area. Dundalk has substantial capacity for development in
land and service terms and contains important facilities such as the
Institute of Technology. Taking account of these strengths and the
issue of ensuring development within the Dublin-Belfast corridor as well
as at either end, Dundalk is a logical choice as a gateway” (p. 149 of
NSS).
The NSS designates Drogheda as a Primary Development Centre, Urban
Strengthening Opportunity and a town with a population greater than 5,000
persons. Section 4.2 of the NSS notes that „Drogheda has much potential for
development given its scale, established enterprise base, communications
and business and other links with the Greater Dublin Area‟.
The NSS further notes that Ardee, which it classifies as a 1,500-5,000 town, can
promote itself effectively in the context of larger centres. In terms of parts of
County Louth other than Dundalk, Drogheda and Ardee, the NSS also points
out that other towns, villages and rural areas will need to develop roles
complementary to those of larger centres in order to ensure that a wider area
will benefit from the critical mass provided by Dundalk.
The NSS provides the framework for the preparation of Regional Planning
Guidelines by each Regional Authority in the State. These are examined in the
context of the review below. Of particular importance to the review is that, so
far as is practicable, section 9(6) of the Planning and Development Act 2000
(as amended) requires development plans to be consistent with the NSS and
this has been fully embraced in the preparation of the Retail Strategy.
2.2.3 National Development Plan, 2007
The National Development Plan 2007 – 2013 (NDP) was launched in January
2007. It sets out a development strategy supported by a quantified multi-
annual investment commitment in the key areas of education and training,
infrastructural development, regional development, the productive sector
and the promotion of social inclusion. Significantly, the NDP sets out a
Regional Development Strategy, which is based on the spatial framework
contained in the NSS.
The Regional Development Strategy involves the promotion of investment in
the nine Gateway centres, of which Dundalk is one, complemented by
development of the NSS Hub and County towns and their rural hinterlands.
The NDP further establishes a Gateways Innovation Fund as a mechanism to
support innovative development projects in Gateway centres. The NDP
further notes that the promotion of Gateway centres will not be at the
expense of other areas.
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The NDP sets out Development Strategies for Individual Gateways. This
recognises the importance of Dundalk expanding and strengthening its
enterprise and economic structures. „Tackling social exclusion and facilitating
the strategic expansion of Dundalk‟s western environs‟ (p. 30 of Executive
Summary) are described as being among the key challenges faced by
Dundalk. The Plan also advocates capitalising on the important regional and
local roles of Ireland‟s network of County and other towns such as Drogheda
„so that they can attract investment and act as engines of local growth within
a wider revitalised and diversifying rural economy‟ (p. 27 of Executive
Summary).
A key tenet of the NDP is the active promotion of All–Island Co–Operation.
The area of „Spatial Strategies and Planning‟ is specifically identified including
the „development of a focussed range of regional and local spatial planning
initiatives for key development areas‟ (p. 98). The M1/A1 transport corridor is
designated as a key strategic cross border link. The „pro active promotion of
mutually beneficial cooperation with Newry‟ is identified as a key objective of
the Dundalk Gateway. Therefore the issue of cross-border co–operation in a
retail planning context will be further addressed in Section 8 of this Report.
2.3 REGIONAL
At the regional level, the key policy framework that is of particular importance
to the planning and development of the County is the Regional Planning
Guidelines for the Border Region, 2004. An assessment of the Regional
Planning Guidelines and the Retail Planning Strategy for the Greater Dublin
Area are included in Appendix A in order to take full account of the actual
role played by Drogheda and its hinterland on the GDA.
2.3.1 Regional Planning Guidelines for the Border Region, 2004
Under Section 24 (4) of the Planning and Development Act 2000 (as
amended), the Border Regional Authority prepared Regional Planning
Guidelines for the Border Region in 2004 (RPGBR). Importantly, as with the NSS,
development plans are required to be compliant with the Regional Planning
Guidelines and as such the Guidelines are an important material
consideration in the Retail Strategy.
The Regional Guidelines establish a settlement hierarchy and provide specific
guidance relating to the future development of Dundalk and Drogheda. The
RPGBR outline several strategic goals for the Dundalk Gateway, which
includes it reaching the NSS target of containing a population level of 60,000
by 2020. Situated on a nationally strategic road and rail link, the RPGBR
recognise that Dundalk is well positioned spatially „to energise eastern parts of
the Border area‟ (p.57). The RPGBR also highlight that „Dundalk has
substantial capacity for development in land and service terms, and contains
important facilities such as the Institute of Technology‟ (p.57).
In agreement with the NSS, Drogheda is designated as a Primary
Development Centre in the RPGBR. The RPGBR notes that Drogheda needs to
be self-sustaining within its own catchment area, as well as maintaining close
links to surrounding areas. The RPGBR states that special attention is needed
in relation to providing for Drogheda and its strategic location stating that:
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“It is recognised that Drogheda occupies a unique position by reason
of its strategic location on the Dublin-Belfast Economic Corridor, its
proximity to Dublin City and Dublin International Airport. It is
acknowledged that Drogheda will continue to develop, driven in part
by factors originating outside the Border Region” (p. 17 of RPGBR).
The RPGBR divides the Border Region into three distinctive sub regions with
County Louth located in Sub Region 3, which also includes Cavan, Monaghan
and the Northern Ireland hinterland. The strengths of Sub Region 3 are
recognised as being centred on its strong socio-economic and physical links
with Northern Ireland and its proximity to Dublin. Table 2.1 sets out the
settlement hierarchy for the Border Region as set out in the Regional Planning
Guidelines.
Table 2.1
Settlement Hierarchy for County Louth as Defined in Regional Planning
Guidelines for the Border Region
Classification Settlement
Gateway Dundalk
Hub -
Primary Development Centre Drogheda
Regionally Strategic Town -
Medium Sized Towns for Urban
Strengthening
Ardee
Small Sized Towns for Urban
Strengthening
-
Towns with
Special
Functions
County/ Sub County
Service Centre
-
Regionally Significant
Cultural Role
-
Special Service Role -
Regionally Significant
Coastal Tourism Role
Baltray, Termonfeckin, Carlingford,
Clogherhead and Omeath
Regionally Significant
Inland Waterways Role
-
Towns for Consolidating -
Towns and Villages for Urban
Support
Collon, Castlebellingham, Kilsaran,
Dromiskin, Dunleer, Knockbridge,
Louth Village, Tallanstown and
Tullyallen
Smaller Towns and Villages -
Source: Regional Planning Guidelines for the Border Region (2004)
In terms of retailing, the Regional Guidelines highlight how the retail sector „is
an important employer and makes a major contribution to the economy of
the Region‟ (p.71). In examining this, they specify that „the provision of high
quality strategically located retailing will form key characteristics of the
Gateways and similarly such facilities would be important in Hubs, with the
Medium and Small sized towns also requiring growing retail centres‟ (p.71).
The Regional Guidelines note that „the key retail locations in the Border Region
are subject to cross border competition, where retail centres in Northern
Ireland may provide more comparative and cost effective shopping‟ (Section
5.6). In addition it is a stated objective of the Regional Authority to:
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Address any intercounty or regional dimensions of retail both in the
context of this Region and other adjoining regions, including Northern
Ireland” (Section 5.6).
The RPGBR are therefore very important to the future planning of the County.
They provide a longer term time horizon than that which has guided
development plans to date. This is important when looking forward in retailing
planning and potential and it has influenced the approach of the Strategy.
2.3.2 Dundalk/Newry 2006 – A New Perspective on the Development of the Region
The Dundalk/Newry 2006 – A New Perspective on the Development of the
Region Report (Twin Cities Report) was commissioned by Newry and Mourne
District Council, Louth County Council and Dundalk Town Council to evaluate
the strategic case for the creation of a „Twin City‟ Urban Cluster in a non –
statutory integrated planning framework.
The Twin Cities Report acknowledges that the Dundalk/Newry Area suffers
from a range of structural problems and that infrastructural improvements
along the MI/AI Transport Corridor have increased the risk of the
Dundalk/Newry Area being overlooked as a dynamic commercial location
with growth becoming concentrated at the northern and southern ends of
this corridor. However, the Report concludes that a strong strategic case can
be made for a twin city region at the centre of the Dublin/Belfast corridor and
that there are considerable mutual benefits for Dundalk and Newry in closer
collaboration.
The Twin Cities Report further highlights that the maintenance of balanced
development strategies, sustaining population growth, delivering urban
regeneration and the championing of flagship projects in both centers are
key strategic priorities for directing growth in the future. The Report specifically
notes that both Dundalk and Newry “have focused heavily on developing
their respective retail profile in recent years. Whilst the retail offer is important
to the development of both as destinations, other, higher value career sectors
are needed to sustain growth and create wealth”(p. 40). The Twin Cities
Report is therefore fully cognizant of the requirement for Dundalk and Newry
to collaborate rather than compete with each other if the „Twin City‟ concept
is to become a viable spatial planning objective.
2.4 COUNTY AND TOWN PLANS
At a County and more local level, the plans and strategies that have an
influence on the Retail Strategy are:
i. Louth County Council County Development Plan 2003 – 2009;
ii. Dundalk and Environs Development Plan 2003 – 2008;
iii. Dundalk – Well Connected for Investment – 2006;
iv. Drogheda Borough Council Development Plan 2005 – 2011; and
v. Planning Strategy for the Greater Drogheda Area 2007; and
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vi. Ardee Local Area Plan 2003 – 2009.
The objective is not to provide a repetition of policies set out in the County
and Town Plans, but rather to identify the strategic issues which impact
directly on the future retail planning of the Study Area. Given the direct
impact of East County Meath upon Drogheda, an assessment of the Meath
County Retail Strategy 2003 and Meath County Development Plan 2007 is
provided in Appendix A in addition to a consideration of specific local area
plans within the centres of Dundalk and Drogheda.
2.4.1 Louth County Development Plan, 2003
The Louth County Council County Development Plan 2003 – 2009 (County
Plan) was adopted in December 2003 and amended in July 2006 following an
interim review. The retail objectives and policies set out in the County Plan are
derived from those recommended in the 2002 Retail Strategy.
The County Plan recognises that Louth is „strategically well placed to benefit
from an increased inflow of retail trade‟ (p. 114). It also sets out a series of 20
no. policies designed to attain an equitable and sustainable distribution of
retail floorspace throughout County Louth. These policies are based on four
overarching strategic objectives:
i. The protection and enhancement of the role of all towns and villages
within the County as the primary location for retailing activity with
particular emphasis on maintaining the viability and vitality of town
centres;
ii. The protection of the role of Dundalk, Drogheda and Ardee as the
principal shopping towns in the County;
iii. The maintenance of the viability and vitality of smaller towns as villages as
local shopping centres; and
iv. The provision of adequate day-to-day shopping facilities in new residential
areas.
The retail policy guidance provided in the County Plan is therefore fully
cognisant of the findings of the 2002 Retail Strategy.
2.4.2 Dundalk and Environs Development Plan 2003
The Dundalk and Environs Development Plan 2003 – 2008 (Dundalk and
Environs Plan) was adopted by Louth County Council and Dundalk Town
Council in 2003. It replaces the Dundalk Urban District Council Development
Plan 1996, the Mound Avenue Action Area Plan 1998 and the
Blackrock/Haynestown Development Plan 2000, under which the 2002 Retail
Strategy was prepared. The Dundalk and Environs Plan represents an
expansion of the plan area from that set out in previous plans, and covers the
District Electoral Divisions of Dundalk Urban area, Ballymascanlon, Castletown
(part), Dundalk Rural (part) and Haggardstown (part).
County Louth Retail Strategy
March 2009 13
The Dundalk and Environs Plan contains two retail related strategic objectives
and sets out ten retail policies through which it aims to realise these strategic
objectives. The key strategic objective relating to retail policy aims to assist in
the development of Dundalk‟s regional shopping attraction as befitting its
Gateway status. Overall the retail policies set out in Section 6.3 of the Dundalk
and Environs Plan reinforce the position of Dundalk Town Centre as the prime
location for retail development, with Blackrock identified as a village centre.
The retail policies also advocate the use of the sequential approach for
proposed out-of-centre retail developments and provide guidance on a
range of retailing types including discount foodstores, factory outlets centres
and retail warehousing.
The Dundalk and Environs Plan also sets out a series of 23 no. town centre
policies designed to maintain and enhance the status of Dundalk Town
Centre as the prime retailing destination in the County and Region. These
policies are partially founded on the guidance provided in the 2002 Retail
Strategy and provide a comprehensive range of measures setting out the
framework for the overall development of Dundalk Town Centre.
It should also be noted that 7 no. variations of the Dundalk and Environs Plan
were adopted by Dundalk Town Council in December 2006. Variation No. 6
(Amendment to Development Plan Policy TC21) further sets out that the
Council shall produce a Town Centre Development Strategy in order to inform
the redevelopment of the town centre expansion area including Williamson‟s
Mall. Overall, the Dundalk and Environs Plan provides a range of retail
planning policies informed by the RPG 2000, NSS and 2002 Retail Strategy.
2.4.3 Dundalk – Well Connected for Investment – 2006
The Dundalk – Well Connected for Investment – Report 2006 (Dundalk
Investment Report) was produced by Indecon Economic Consultants for the
Dundalk Economic Development Group. This Report provides a detailed
assessment of the socio economic strengths of Dundalk and sets out a range
of 8 no. development priorities for Dundalk. With regard to the Louth Retail
Strategy, the Dundalk Investment Report sets out 2 no. development priorities
of direct relevance. These relate to (1) The improvement of the physical
attractiveness of Dundalk Town Centre; and (2) The expansion of its retail and
distribution sectors.
The Dundalk Investment Report specifically highlights the need to promote
Dundalk as a location for large scale retail operators. It further identifies the
requirement to promote the potential of Dundalk as a value for money
shopping destination in order to combat increasing retail expenditure
leakages to Newry. Specific retail related measures identified include longer
opening hours and possible pedestrianisation.
2.4.4 Drogheda Borough Council Development Plan 2005
The Drogheda Borough Council Development Plan 2005 – 2011 (Drogheda
Development Plan) was adopted in 2005. It replaces the Drogheda Borough
Council Development Plan 1999, the Plan under which the 2002 Retail
Strategy was prepared. The stated aim of the Drogheda Development Plan is
„to promote, develop and regulate the resources of Drogheda Borough in
County Louth Retail Strategy
March 2009 14
order to maximise the benefit whilst minimising the cost for all citizens of the
Borough under both present and future circumstances‟ (p. 10).
In terms of retailing, the Drogheda Development Plan is designed to reinforce
the Town Centre and provide for the expansion of land uses sympathetic to
the Town Centre into a development area termed “The Inner Development
Quays (IQDA)” and the “Drogheda Transport Development Area (DTDA)”.
The Plan states that mixed use development will be encouraged within both
these areas. In addition to permitting retail use in the Town Centre, the IQDA
and the DTDA, the Plan sets out 18 no. objectives for the Town Centre. These
objectives contain specific provisions relating to strengthening the role of West
Street as the primary shopping street through restricting changes of uses from
comparison shopping (TC 1) and the maintenance and enhancement of the
town centre as the dominant commercial and retailing area of Drogheda
Borough and the Greater Drogheda Environs (TC 9). Additional guidance is
provided on a range of retailing types including discount foodstores, district
centres and retail warehousing.
In terms of retail warehousing, the Plan identifies an existing retail deficiency in
Drogheda stating that „at present there is significant retail leakage outside of
Drogheda for bulky goods and non town centre goods‟ (Section 4.13.3). In this
context, the Plan notes that the new retail park area specifically designated
at Waterunder will help redress this deficiency.
The Plan sets out three objectives for retail warehousing, namely: „to
encourage the provision of retail warehousing at appropriate locations and
appropriate scale (RW 1)‟; „to restrict retail warehouse developments solely to
the sale of „bulky comparison goods‟ (RW 2)‟; and „to ensure that retail
development is accessible by both public transport and private car, so as to
ensure accessibility to all groups of the population (RW 3‟)‟ (p. 127).
It should be noted that during 2007 16 no. variations were adopted into the
Drogheda Development Plan. Variation No. 5 (amending Town Centre
Objective 1) reinforces the requirement to strengthen the role of West Street
and Narrow West Street as primary shopping areas through the restriction of
change of uses from comparison shopping. Variation No. 7 includes the
„Quality Housing for Sustainable Communities 2007 Guidelines‟ into the
Development Plan to ensure larger, high quality living environments in new
residential developments. Variations Nos. 16 and 17 provide for the change of
zoning of lands immediately south of Newgrange Business Park and lands at
Waterunder, Mell to District Centre in order to provide complimentary retail
hubs to Drogheda Town Centre.
2.4.5 Planning Strategy for the Greater Drogheda Area 2007
The Planning Strategy for the Greater Drogheda Area 2007 (Greater
Drogheda Strategy) was adopted by Drogheda Borough Council, Meath
County Council and Louth County Council in early 2007. Its aim is to establish
a cohesive and interlinked Strategy for the period to 2024. The Greater
Drogheda Strategy provides for the population of this Core Study Area to
reach approximately 65,000 no. persons by 2024. Drogheda Town Centre is
recognised as providing the focus of commercial, services, residential and
transport activity throughout the Study Area.
County Louth Retail Strategy
March 2009 15
Citing Scotch Hall and the Grammar School (St. Laurence Street) as examples,
Section 2.3 of the Strategy recognises that new retail development has been
strong both in Drogheda town centre and its surrounding hinterland including
the opening of dedicated retail parks. The Strategy notes that these increases
in retail floorspace „represent a significant extension to the retail offer of the
town and will redress the previous retail „leakage‟ from Drogheda to other
locations principally the Greater Dublin Area and also towns such as Dundalk,
Navan and Newry‟.
The level of retail activity prompt the Strategy to estimate that „the overall
retail requirements of the Study Area in terms of comparison goods are well
catered for in the short to medium term‟. Therefore, in terms of retail
development, „the Strategy confirms that the recent substantive retail
expansion for the Study Area must be considered a strong positive element in
terms of absolute supply, and is in accordance with national guidance on
retail planning‟ (Section 2.3).
The Greater Drogheda Strategy therefore not only provides a detailed
development strategy for the Greater Drogheda Area, but also highlights the
significant recent expansion of retail floorspace within and surrounding the
town centre, particularly for comparison goods.
2.4.6 Ardee Local Area Plan 2003
The Ardee Local Area Plan 2003 (Ardee LAP) was adopted by Louth County
Council and is valid from the period from 2003 – 2009. It replaces the Ardee
Development Plan 1997 (1997 Ardee Plan) under which the 2002 Retail
Strategy was prepared. It is one of the stated aims of the Ardee LAP 2003 to
„consolidate and strengthen Ardee‟s role as an important economic, social,
cultural, residential, retail and service centre in the county‟ (p.6). The Ardee
LAP provides for a population of 5,000 no. persons in 2009.
The Ardee LAP provides a range of retail policies designed to achieve the
principle objective of „preserving and strengthening the role of Ardee as the
principal shopping town to serve the needs of towns people and the wider
rural hinterland‟ (p. 18). The most salient of these policies are:
Permit the provision of new and the expansion of exiting retail and
commercial outlets commensurate with locally generated needs;
Resist large scale retail or commercial developments outside of the
town centre where such proposals would have an negative impact on
either Ardee Town Centre or Dundalk and/or Drogheda; and
Apply the sequential test to all applications for retail development out
of the defined town centre and carry out regular health checks to
monitor the vitality and viability of the town centre.
County Louth Retail Strategy
March 2009 16
2.5 Conclusion
The period since the publication of the 2002 Retail Strategy has witnessed the
adoption of a range of statutory frameworks setting out a coherent spatial
planning strategy at National, Regional and Sub Regional levels. The
development strategy set out in the NSS has been adopted by the RPGBR and
strengthened considerably by the National Development Plan. The
NSS/RPGBR and NDP provide a range of specific objectives for the key centres
of Dundalk and Drogheda (and to a lesser extent Ardee).
The period since 2002 has also witnessed a growing awareness of the
movement towards developing wider spatial planning frameworks. For
Dundalk this relates to the further development of cross border strategies with
the Newry area to fully capitalise on the potential strengths of the combined
Dundalk/Newry settlements. Relating to Drogheda, the publication of the
Planning Strategy for the Greater Drogheda Area acknowledges that
Drogheda now plays an important role in both the Border Region and Greater
Dublin Area. The concept of integrating these emerging policy frameworks
and objectives is inherent in the approach adopted in this Retail Strategy.
At a more local level, the retail policies set out in the relevant development
plans are reflective of the overarching retail planning guidance provided in
the Retail Planning Guidelines and the County Louth Retail Strategy 2002.
These policies provide a basis for the sustainable development of retail
floorspace throughout the Study Area having regard to the overarching
requirement to protect and enhance the retail functions of existing town
centres. This Strategy is cognisant of such localised retail planning policies
and will seek to provide a comprehensive framework for their integration with
the National and Regional guidance published in the period since 2002. This
Strategy will also inform the retail policies contained within the Development
Plans and Local Area Plans applicable within County Louth.
County Louth Retail Strategy
March 2009 17
3.0 UPDATING THE BASELINE
3.1 Introduction
The period since the publication of the 2002 Strategy has witnessed a
continuation of the high levels of economic growth evident in Ireland since
the mid 1990‟s. Therefore, it is necessary to review the key baseline
information set out in the Retail Study for County Louth 2002 which underpins
the specific policies and objectives contained in the 2002 Strategy. This is
examined in respect of:
i. Per Capita Retail Expenditure and Price Year;
ii. Time Periods under Consideration;
iii. Study Area; and
iv. Retail Floorspace.
3.2 Per Capita Retail Expenditure and Price Year
The 2002 Study contains projections of growth in retail spending based on the
data contained in Working Paper No. 3 of the Retail Planning Guidelines
Report published in 1999. These projections were based on the assumption of
an immediate slowdown in convenience and comparison expenditure growth
from 2002 on. However, the current data available indicates that retail
expenditure growth has remained robust, and in some sub areas accelerated
significantly, in the period since 1999.
This Report therefore employs the latest information available to provide for
actual levels of retail expenditure growth in the period since 1999. In addition,
we adjust our projections in light of our updated baseline information. The
updated figures are derived from a disaggregated 6 year average taken from
the 2000 to 2005 CSO Annual Services Inquiries. This data is then lagged to
take account of both inflation (utilising the CSO Consumer Price Index sub
indices inflation measure) and population movements.
Moving forward, per capita growth rates are calculated having regard to the
Mid Term Review of the Irish Economy (2005 – 2012) published by the
Economic and Social Research Institute (ESRI). Based on this level of
information it is possible to update the price year from the 1996 standard used
in the 2002 Study to 2005 prices having regard to the fact that 2005 is also the
latest year for which data is available for CSO County Income and Regional
Gross Domestic Product (GDP) information.
Table 3.1 sets out the updated data and compares this with the information
provided in the 2002 Study. The data indicates that the significant slowdown
anticipated by the 2002 Study has not occurred in the period to 2006. This
Review anticipates that expenditure growth rates will moderate from 2008 on
as the economy returns to more sustainable long term levels of expenditure
growth based upon a gradual lowering of retail expenditure levels.
County Louth Retail Strategy
March 2009 18
Table 3.1
Comparison of Per Capita Retail Expenditure Growth Rates (%)
Type of
Floorspace
2002 – 20071 2008 – 20092 2010 - 2015 2016 - 2020
Update:
Convenience 3.6 2.3 1.9 1.5
Comparison 5.4 4.1 3.3 2.7
2002 Study:
Convenience 1.0 0.2 0.2 0.2
Comparison 3.4 2.5 2.5 2.5
Note: 1 actual data to 2004 extrapolated for period up to 2007
2 end of current County Development Plan period
Source: Tom Phillips + Associates (2008)
3.3 Time Periods under Consideration
The 2002 Study set out 1996, 2001, 2007 and 2021 as the key time periods
under consideration. In order to take full account of the applicable time
horizons set out in the Louth County Development Plan 2003 - 2009 (CDP) and
the National Spatial Strategy and Regional Planning Guidelines for the Border
Region we adjust the periods under consideration to reflect:
2008 (base year)
2012
2015 (end of next CDP period)
2020 (end of NSS/RPGBR time horizon).
3.4 Study Area
The 2002 Study considered a Study Area based on an approximate 20 minute
drive time from County Louth. This area included elements of Counties Down,
Monaghan and Meath.
In order to provide a more defensible and realistic baseline position this Report
adjusts the Study Area to exclude areas outside of County Louth with the
exception of Drogheda‟s Environs located in County Meath and the
immediately surrounding area (St. Mary‟s Electoral Division). The Study Area
will therefore include the emerging southern suburbs of Drogheda located in
County Meath including Bryanstown and Colp West. The primary advantages
of redefining the Study Area are:
i. Considered in tandem with our shopper and household surveys, this
approach allows for more accurate assessments of actual retail
expenditure inflows and outflows for Dundalk, Drogheda and Ardee;
ii. Allows for a much higher concentration of survey work within the Study
Area;
iii. Recognises and analyses intra county retail expenditure flows; and
County Louth Retail Strategy
March 2009 19
iv. Provides a more realistic assessment of indicative future floorspace
requirements by taking account of Drogheda‟s immediate hinterland
in County Meath.
3.5 Retail Floorspace
RPS conducted floorspace surveys in 2001 of the main urban centres in the
County – Dundalk, Drogheda and Ardee – as part of the preparation of the
2002 Study. In preparing the Retail Strategy, these floorspace surveys were
reviewed and updated as part of our health check assessments. Tables 3.2
and 3.3 set out a summary of the floorspace broken down by retail category
for the centres of Dundalk, Drogheda and Ardee.
It should be noted that a closer inspection of the RPS floorspace survey for
Dundalk has identified a range of issues which undermine the robustness of
the convenience floorspace levels for Dundalk as set out in Table 6.13 of the
2002 Study. Our assessment indicates that the 15,700 sq m net identified in the
2002 Study overestimated the quantum of convenience floorspace in the
town. This is based on our appraisal of the existing convenience floorspace in
2001, consultations with these convenience operators still in operation and a
thorough analysis of the 2001 RPS floorspace data. Specific issues identified
include:
i. Inclusion of Holland‟s Hardware on Dublin Street as convenience
floorspace; and
ii. The categorisation of several comparison and non retail service
providers as convenience floorspace (e.g. Video Shops, locksmiths).
Further issues were identified in relation to the Drogheda and Ardee
floorspace surveys undertaken in 2001. However, they are not of a scale to
impact seriously upon the overall distribution of identified floorspace. As a
result this Report does not alter the results of the 2001 floorspace surveys for
the centres of Drogheda and Ardee.
3.5.1 Sub County Analysis
It should be noted that for the purposes of this Report our updated floorspace
surveys differentiate between out of town centre retail warehousing
developments and traditional town centre bulky goods operators. This is done
in order to acknowledge explicitly the growth of dedicated retail warehousing
floorspace in the period since 2002 and to identify the increasing trend that
locates both bulky and comparison goods in out of town centre retail
warehousing parks.
Tables 3.2 and 3.3 present a summary of the floorspace broken down by retail
category for the three main centres and the County as a whole in 2001 and
2008 respectively.
County Louth Retail Strategy
March 2009 20
Table 3.2
Net Retail Floorspace Breakdown 2001
(sq m/%)
Centre Convenience Comparison
and Bulky
Retail
Warehousing1
Total
Dundalk 11,4662 (26.8) 31,387 (73.2) - 42,853 (56.6)
Drogheda 6,146 (22.8) 20,824 (77.2) - 26,970 (35.6)
Ardee 2,755 (47.0) 3,110 (53.0) - 5,865 (7.8)
Total 20,367 (26.9) 55,321 (73.1) - 75,688 (100) Note: 1 Refers to dedicated out of town centre retail warehouse floorspace only
2 Adjusted to take account of inconsistencies in 2001 floorspace data
Source: Louth Retail Study (2002) and Tom Phillips + Associates (2008)
Table 3.3
Net Retail Floorspace Breakdown 2008
(sq m/%)
Centre Convenience Comparison
and Bulky
Retail
Warehousing1
Total
Dundalk 19,305 (21.6) 37,462 (41.9) 32,550 (36.4) 89,317 (51.9)
Drogheda 12,798 (17.5) 40,368 (55.3) 19,790 (27.1) 72,956 (42.4)
Ardee 4,846 (49.7) 4,912(50.3) - 8,758 (5.7)
Total 36,949 (21.5) 82,741 (48.1) 52,341 (30.4) 172,031 (100) Note: 1 Refers to dedicated out of town centre retail warehouse floorspace only
including the Northlink Business Park in Dundalk
Source: Tom Phillips + Associates Floorspace Surveys (2008)
The data indicates that in the period 2001 – 2008 total retail floorspace in the
primary centres of Dundalk, Drogheda and Ardee more than doubled from
75,688 sq m net in 2001 to 172,031 sq m net in 2008. This represents a rise of
127.3%. It should be noted that both of these figures exclude vacant
floorspace in order to permit a direct comparison to take place. An increase
of 127.3% in retail floorspace in a six year time horizon highlights the dynamic
retail environment that these urban centres have experienced in the period
since 2001.
Tables 3.2 and 3.3 further highlight the following relevant information:
i. Dundalk remains the largest retail centre in the County, but growth
was relatively faster in Drogheda over the period 2001 - 2008;
ii. Drogheda‟s retail floorspace as a proportion of Dundalk‟s increased
from 62.9% in 2001 to 81.7% in 2008;
iii. The proportion of total floorspace located in Dundalk and Ardee have
decreased from 56.6% and 7.8% respectively in 2001 to 51.9% and 5.7%
respectively in 2008;
iv. Drogheda‟s share of total floorspace has increased from 35.6% in 2001
to 42.4% in 2008; and
v. The introduction of retail warehousing floorspace in Dundalk and
Drogheda has altered the distribution of floorspace within these towns.
In 2008 retail warehousing accounts for 36.4% and 27.1% of total retail
floorspace in Dundalk and Drogheda, respectively.
County Louth Retail Strategy
March 2009 21
3.5.2 Analysis of Retail Floorspace Expansion
Extrapolating the data from Tables 3.2 and 3.3 it is possible to examine how
each format of retail floorspace (convenience, comparison/bulky and retail
warehousing) has contributed to the growth in floorspace in the period 2001 –
2008. Overall, total retail floorspace increased by 96,343 sq m from a 2001
base of 75,688 sq m. Figure 3.1 sets out that over half of this increase (54.3% -
52,341 sq m) is attributable to retail warehousing with comparison/bulky goods
accounting for 28.5% - 27,420 sq m of the increase and convenience
floorspace accounting for the remaining 17.2% - 16,582 sq m.
Figure 3.1
Analysis of Retail Floorspace Expansion
Dundalk, Drogheda and Ardee
2001 – 2008 (net sq m)
16,582
27,420
52,341
96,343
0
15,000
30,000
45,000
60,000
75,000
90,000
105,000
Convenience
Comparison/Bulky
Retail Warehousing
TOTALInc
rea
se
in
Re
tail F
loo
rsp
ac
e (
sq
m n
et)
Convenience Comparison/
Bulky
Retail
Warehousing
Total
17.2% 28.5% 54.3% 100%
Source: Tom Phillips + Associates (2008)
3.5.3 Trends in Key Vacancy Rates
Section 5 of this Report examines vacancy rates within the towns of Dundalk,
Drogheda and Ardee in the context of our updated health check
assessments. In this Section we headline the important trends in key vacancy
rates which have occurred in the traditional commercial areas since the
original floorspace surveys were carried out in 2001.
It should be noted that it is not possible to compare actual levels of vacant
floorspace in the older purpose built shopping centres (such as the Long Walk,
Dundalk Shopping Centre and Carroll Village in Dundalk and the Drogheda
Town Centre Mall or Abbey Shopping Centre) as this information was not
provided in either the 2001 Floorspace Surveys nor the 2002 Study. However,
for some of these centres it is possible to examine trends in the number of
vacant units, rather than the actual quanta of vacant floorspace. While this
measure provides a useful indication of overall trends, it may not provide a
fully accurate picture of vacancy levels due to the potential for size variations
County Louth Retail Strategy
March 2009 22
within individual retail units. This is discussed in more detail in our revised health
check assessments provided in Section 5 of this Report.
Therefore, the areas considered in this section are:
i. Dundalk: Clanbrassil Street/Church Street, Market Square, Earl Street
and Park Street/Dublin Street
ii. Drogheda: West Street, Stockwell Lane, Shop Street, Peter Street and
Laurence Street
iii. Ardee: The core town area encompassing Castle Street, Irish Street
Market Street and Bridge Street.
Table 3.4
Indicative Key Vacancy Rates (2001 and 2008)
Dundalk, Drogheda and Ardee
Location 2001
(sq m gross)
2008
(sq m gross)
Overall
Difference
(+/- %)
Dundalk:
Clanbrassil/Church Street1 1,586 2,062 30.0+%
Market Square 0 401
Earl Street 253 492
Park Street/Dublin Street 1,034 556
Dundalk Sub Total 2,873 3,511 Vacancies Up
22.2 %
Drogheda:
West Street2 388 1,312 238.1+%
Stockwell Lane 51 70
Shop Street 701 0
St. Peters Street 302 117
St. Laurence Street 138 64
Drogheda Sub Total 1,580 1,563 Vacancies
Down by 1.1%
Ardee:
Town Centre 3 2,655 2,6924
Ardee Sub Total 2,655 2,6924 Vacancies Up
by 1.4% Note: 1 Excludes Clanbrassil Shopping Centre
2 Excludes Abbey Shopping Centre, West Street Shopping Mall and Drogheda
Town Centre Mall
3 Includes Bridge Street, Castle Street, Market Street and Irish Street
4 Includes the original SuperValu store
Source: Louth Retail Study (2002) and Tom Phillips + Associates Floorspace Surveys
(2008)
The data above illustrates that vacancy rates in the core commercial area of
Ardee has declined marginally by 1.4% in the period 2001 – 2008.
Overall, vacancy rates in the traditional retailing area of Drogheda have
declined by 1.1% over the same period; however this contains significant
street-by-street variations with vacancies in West Street more than doubling in
County Louth Retail Strategy
March 2009 23
this period. This increase has been predominantly driven by an increase in
vacancy rates along West Street, particularly in the element of West Street
heading west from the junction with Stockwell Lane. Although on a
comparative basis, vacancy rates along West Street are just over half of that
evident along Clanbrassil Street in Dundalk in 2008.
In Dundalk, the drift away from retailing space on Clanbrassil Street/Church
Street has accelerated in the period since 2002 with an approximate 22.2%
increase in vacancy rates including prime retail units including Toymaster and
Franks Furniture. This data highlights the need for specific measures to be
implemented with regard to revitalising the retail attraction of this area.
3.6 The Consultation Process
As part of the 2002 Study, RPS conducted a series of consultations with a
number of actors in the Irish retail sector. The approach used was designed
not to talk to all retail stakeholders, but rather to target representative interests
and take on board their views and proposals in the preparation of the Retail
Study. We continue this approach in this Report and as consistent with the
2002 Study we summarise the overall results of this exercise by category
without identifying specific respondents. In addition to the relevant planning
authorities (Louth County Council, Dundalk Town Council and Drogheda
Borough Council) the key stakeholders that form part of this consultation
process are:
i. Chambers of Commerce; and
ii. Retail Professionals and Retail Operators.
3.6.1 Chambers of Commerce
In Dundalk, the degree of on street parking in the Clanbrassil Street/Longwalk
area and the number of derelict retail units were felt to be impeding the
development of Dundalk Town Centre, particularly with regard to its
„Gateway‟ designation. Newry was noted as being a threat in terms of
attracting Dundalk shoppers through a combination of good value for money,
easy access and a good range of retailers located in close proximity to each
other. Better connectivity between Ramparts Road and Clanbrassil Street was
identified as a key objective and the Ice Dome and Dundalk Retail Park were
noted as having the potential to provide a wider profile for Dundalk. Moving
forward, in order for Dundalk to fulfil its Gateway Designation it was felt that
the redevelopment of the town centre area is a key requirement for the
further improvement of Dundalk‟s retail offer and profile.
The general perception that Drogheda is currently booming was supported by
our consultations in this area. The rapid increase in retail floorspace in the
town since 2002 was noted as representing Drogheda „catching up‟ in terms
of the retail offer of other similarly sized towns. Scotch Hall and the St.
Laurence Town Centre schemes were identified as significantly increasing the
retail profile of Drogheda and help to keep Drogheda area residents in the
area for shopping purposes. General support was evidenced for the recently
completed enhancement works along West Street, particularly in the
expectation that it will significantly add to the attraction of West Street as a
location for both shopping and socialising. The need for better parking
County Louth Retail Strategy
March 2009 24
facilities close to West Street was further highlighted as a key issue, with the
Abbey Shopping Centre suggested as an ideal location for such a
development. Generally, the retail environment is perceived to be buoyant in
Drogheda at this time.
Consultations with regard to Ardee have identified that‟s its continuing growth
has created a demand for the development of larger retailers – particularly
for main food shopping. Given the size of Ardee, the importance was noted
of keeping retail development as close as possible to the town centre. Future
retail development should also take account of Ardee‟s historical attractions
and include a variety of restaurant/cafes and independent shops. The
potential of Irish Street for a degree of retail led regeneration was also
highlighted as was the continuing traffic congestion through the town and the
delays in constructing the Ardee bypass.
3.6.2 Retail Professionals and Retail Operators
Consultations with a range of retail professionals were carried out at both
Local and National level. The key findings of our national level consultations
are set out in Section 8.3 of this Report which places the current retail offer of
County Louth and the Study Area in a national context. At a local level,
consultations were undertaken in the centres of Dundalk, Drogheda and
Ardee.
Regarding Dundalk, a key area of concern is the drift away from retail uses
along Clanbrassil Street and the number of banks and other professional
services which have located in this traditional retail area in recent years. This
was identified as impinging directly on the overall attractiveness of this area as
a retail location. Marshes Shopping Centre was welcomed as increasing the
retail profile of Dundalk Town Centre, but the maintenance of a strong retail
offer in the Long Walk/Clanbrassil Street and the surrounding areas physical
rejuvenation was noted as being important to maintain the overall retail
profile and popularity of this area. Newry was specifically identified as being
a key threat, particularly in the context of emerging developments.
Pedestrianisation was mentioned as a possible mechanism to increase the
attractiveness of the town centre area, although it was highlighted that these
plans need to be brought forward in consultation with town centre retailers.
On a national scale, Dundalk was identified as having a relatively poor retail
image, the reversing of which was set out as being a key requirement for
Dundalk to further develop in a retailing sense.
In Drogheda our consultations indicated that, overall, the new retail
floorspace which has commenced trading since 2002 is performing very
successfully. The out of town centre retail parks were also noted as operating
very well, highlighting the demand for this kind of floorspace in Drogheda and
the surrounding area. Drogheda Town Centre is identified as a vibrant
retailing location with Scotch Hall, in particular, having established itself very
successfully due to the mix of uses on the site including quality convenience
and clothing/footwear retailers. However, a number of issues were
highlighted with regard to retailing in the town centre area. These primarily
relate to the need to complement the enhancement of West Street with more
retail units and the requirement to provide adequate car parking facilities in
close proximity to a redeveloped West Street. It was further noted that there is
a challenge being faced in attracting sufficient tenants to fill smaller scale
County Louth Retail Strategy
March 2009 25
retail developments already built but located outside of the Scotch Hall and
St. Laurence Town Centre schemes.
The key issue identified in Ardee was the need to locate additional retail
development as close as possible to the existing town centre in order to
create commercial synergies with existing retail operators in the town centre.
Developer interest is evident for Ardee, with a particular focus on larger format
convenience type floorspace.
County Louth Retail Strategy
March 2009 26
4.0 HISTORIC POPULATION TRENDS AND PROJECTIONS
4.1 Introduction
In this section, we take account of trends in the distribution and growth of the
population in the Study Area since the publication of the Retail Strategy in
2002. This Section further analyses the population projection information set
out in the range of National, Regional and Local statutory documents that
have become available since 2002. This includes the National Spatial Strategy
(NSS), the Regional Planning Guidelines for the Border Region (RPGBR) and the
Regional Planning Guidelines for the Greater Dublin Area (RPG for the GDA).
This Report also provides updated population projections for the next County
Development Plan (CDP) and the RPGBR timescales. This analysis forms an
integral input into the capacity assessment of the requirement for additional
retail floorspace in the County. This Section is set out as follows:
i. Consideration of Historic Population Trends;
ii. High and Low Scenario Population Projections; and
iii. Comparison with projections contained in the 2002 Strategy.
4.2 Historic Population Trends
4.2.1 Regional Trends
Table 4.1 highlights the population growth experienced in Ireland‟s Regions in
the decade from 1996. The data indicates that the level of population growth
witnessed in the State as a whole in the period 1996 – 2002 has been sustained
in the period to 2006. Table 4.1 identifies that the Border Region‟s population
expanded by 15.0% in the period 1996 – 2006 with growth accelerating from
6.2% in the period 1996 – 2002 to 8.3% in the period since 2002. Over the
period 1996 – 2006, growth in the Border Region was below that of the State
(16.9%), West (17.6%), South East (17.7%) and significantly below that
witnessed in the Midlands (22.4%) and Mid East (36.8%). Growth in the Region
was above that experienced in Dublin (12.2%), the Mid West (13.9%) and the
South West (13.6%). Overall, growth in the Border Region has increased since
2002 to attain a level of growth marginally above that of the State average.
County Louth Retail Strategy
March 2009 27
Table 4.1
Regional and State Population Trends 1996 - 2006
Region 1996 Change
‘96 –‘02
%
2002 2006 Change
‘02 –‘06
%
Change
‘96 –‘06
%
Border 407,295 6.2 432,534 468,375 8.3 15.0
Dublin 1,058,264 6.1 1,122,821 1,187,176 5.7 12.2
Mid East 347,407 18.8 412,625 475,360 15.2 36.8
Midland 205,542 9.6 225,363 251,664 11.7 22.4
Mid West 317,069 7.1 339,591 361,028 6.3 13.9
South East 391,517 8.2 423,616 460,838 8.8 17.7
South West 546,640 6.2 580,356 621,130 7.0 13.6
West 352,353 7.9 380,297 414,277 8.9 17.6
State 3,626,087 8.0 3,917,203 4,239,848 8.2 16.9
Source: CSO Census (1996, 2002 & 2006) and Tom Phillips + Associates (2008)
4.2.2 Border Region Trends
Table 4.2 sets out the distribution of population growth in the Border Region in
the period since 1996. Growth in this Region is primarily driven by the Counties
that are most directly influenced – Louth and Cavan - by the continuing
expansion of commuting patterns to the wider Dublin conurbation. Both of
these Counties have grown in excess of Regional (15.0%) and State (16.9%)
averages over the period under consideration. Overall, with the exception of
Louth, all of the component Counties in the Border Region have grown faster
since 2002 than in the period 1996 – 2002. Moving forward, growth in Louth
and Cavan is likely to remain significantly above the Border Region average
having regard to existing and planned improvements along the M1 and N3
transport corridors.
Table 4.2
Border Region Population Trends 1996 - 2006
Region 1996 Change
‘96 –‘02
%
2002 2006 Change
‘02 –‘06
%
Change
‘96 –‘06
%
Louth 92,166 10.5 101,821 111,267 9.3 20.7
Cavan 52,944 6.8 56,546 64,003 13.2 20.9
Donegal 129,994 5.8 137,575 147,264 7.0 13.3
Leitrim 25,057 3.0 25,799 28,950 12.2 15.5
Monaghan 51,313 2.5 52,593 55,997 6.5 9.1
Sligo 55,821 4.3 58,200 60,894 4.6 9.1
Border 407,295 6.2 432,534 468,375 8.3 15.0
State 3,626,087 8.0 3,917,203 4,239,848 8.2 16.9
Source: CSO Census (1996, 2002 & 2006) and Tom Phillips + Associates (2008)
County Louth Retail Strategy
March 2009 28
4.2.3 Study Area – Electoral Division Breakdown
Figure 4.1 amends and updates the breakdown of population in County Louth
by ED level as provided in the 2003 CDP. We update and expand that data
to include the longer timeframe 1996 – 2006. We also include the St. Mary‟s ED
located in County Meath in which Drogheda‟s Southern Environs are located.
This provides valuable longer term demographic data and permits the
identification of specific sub county accelerated growth areas relative to the
average growth rate in the State (16.9%) in the period 1996 - 2006.
Figure 4.1
Population Change by Electoral Division in County Louth 1996 – 2006
(State Average = 16.9%)
Notes:
1. Drogheda ED includes Fair
Gate, St. Lawrence‟s Gate, West
Gate, St. Peter‟s (part) and St.
Mary‟s (part)
2. Dundalk ED includes Dundalk
Urban (1 – 4), Castletown (part),
Dundalk Rural (part) and
Haggardstown (part)
3. Ardee Urban ED
Source: County Louth Development
Plan 2002 and Tom Phillips +
Associates 2008
Key:
Negative Growth
Growth below State Average
Growth above State Average
Growth >2 times State Average
Growth >3 times State Average
North/South Division
1
2
3
County Louth Retail Strategy
March 2009 29
Figure 4.1 highlights that the growth in the population of the Study Area since
1996 has not been evenly distributed. It reflects the attraction of the South of
the County as a residential location with the EDs of St. Peter‟s, Mullary and
Clogherhead growing over 3 times faster than the State average (16.9%) in
the period 1996 – 2006. The ED of St. Mary‟s, which is located in County
Meath, grew by over 150% since 1996 to reach a population of over 9,000 in
2006. The CSO has classified St. Mary‟s as the seventh fastest growing ED in
the State during the period 2002 – 2006. In the North of the County – the area
including Dundalk and its hinterland – the population has also grown, but not
at the overall level of growth as that witnessed in the South of the County.
Overall, in the period since 1996 population growth in Dundalk and
surrounding EDs has struggled to match the average level of growth witnessed
in the State.
4.2.4 County Louth Primary Urban Centre Analysis
Table 4.3 sets out a comparison of the population growth of the primary urban
centres in the County (Dundalk, Drogheda and Ardee) in addition to the
remainder of County Louth and the Study Area.
Table 4.3
Primary Urban Centre Population Trends 1996 - 2006
Region 1996 Change
‘96 –‘02
%
2002 2006 Change
‘02 –‘06
%
Change
‘96 –‘06
%
Dundalk and
Environs
30,195
7.7
32,505
35,085
7.9
16.2
Drogheda
and Environs1
25,282
22.7
31,020
35,090
13.1
38.8
Ardee and
Environs
3,791
4.1
3,948
4,694
18.9
23.8
Remainder 32,898 4.4 34,348 36,398 6.0 10.6
Louth 92,166 10.5 101,821 111,267 9.3 20.7
St. Mary‟s ED 3,529 54.6 5,457 9,044 65.7 156.3
STUDY AREA 95,695 12.1 107,278 120,311 12.1 25.7
Comparators:
Border 407,295 6.2 432,534 468,375 8.3 15.0
State 3,626,087 8.0 3,917,203 4,239,848 8.2 16.9
Note: 1 Includes elements in County Meath
Source: CSO Census (1996, 2002 & 2006) and Tom Phillips + Associates (2008)
The data illustrates the following points:
i. Drogheda (including its environs located in County Meath) has
surpassed Dundalk as the largest urban centre in the Study Area in
2006;
ii. Dundalk‟s level of growth in the period since 1996 (16.2%) is consistent
with Regional (15.0%) and State (16.9%) trends over this period;
iii. Drogheda experienced a sharp moderation in population growth
during the period 2002 – 2006 (13.1%) when compared with the
previous intercensal period (22.7%);
iv. Ardee‟s population growth has accelerated significantly above
County, Regional and State averages since 2002;
County Louth Retail Strategy
March 2009 30
v. Growth in the remainder of County Louth has also accelerated from
4.4% witnessed during 1996 – 2002 to 6.0% in the period since 2002;
vi. The population of St. Mary‟s ED in County Meath grew by over 156% in
the period 1996 – 2006.
Overall, Figure 4.1 and Table 4.3 highlight how continuing growth in the
primary centres of Dundalk and Drogheda is increasingly underpinned by
accelerated growth in surrounding areas. This is particularly relevant in the
South of the County where growth is being driven by the areas surrounding
Drogheda rather than from within the Borough itself. This is reflective of both
the historic texture of the town centre and the increasing attraction of
Drogheda as a residential location given its strategic location and
accessibility to the wider Dublin Metropolitan Area.
4.3 Population Projection Methodology
Appendix B sets out a detailed methodology regarding the high and low
population projection scenarios set out in this Report. It should be noted that
the projection projections utilised take account of the latest National
Population Projections and Regional Population Targets 2006 – 2020 guidance
published by the Department of the Environment, Heritage and Local
Government (DoEHLG) in February 2007. This guidance provides for an
increased Border Region population of over 590,000 in 2020 and sets out that
growth projections are more closely aligned to the past 10 year growth
pattern as opposed to the more rapid growth experienced since 2002.
Consistent with this guidance, actual growth in the Study Area in the 1996 –
2006 period is used as a midpoint upon which our low/high scenarios are
based.
4.4 Population Projections
Table 4.4 sets out a comparison of our population growth scenarios for the last
Census year (2006), base year (2008), 2012, end of the next County
Development Plan period (2015) and the NSS/RPGBR time horizon (2020).
County Louth Retail Strategy
March 2009 31
Table 4.4
Population Projections
Sub County Area Av
Rate
(%)
2006
2008
2012
2015
2020
Low Scenario:
Total County Louth 1.5 111,267 114,755 121,768 127,266 137,087
Greater Drogheda Area
in County Meath1
3.9
9,044
9,767
11,391
12,784
15,500
Total Study Area 1.7 120,311 124,522 133,159 140,050 152,587
High Scenario:
Total County Louth 3.1 111,267 118,241 133,671 146,615 171,137
Greater Drogheda Area
in County Meath1
3.9
9,044
9,767
11,391
12,784
15,500
Total Study Area 3.2 120,311 128,008 145,062 159,399 186,637
Notes: 1 Defined as the entirety of the St. Mary‟s ED in County Meath
Source: Tom Phillips + Associates (2008)
Overall, the low scenario projects that growth in the Study Area will not fully
attain the specific projections set out in the RPGBR. This scenario projects that
the populations of Dundalk, Drogheda, Ardee and more rural areas will
continue to grow strongly, although not at the levels envisaged in the RPGBR.
The high scenario envisages that Dundalk and Drogheda will fully develop into
key urban settlements in the Border Region. Growth in Dundalk will be
underpinned by its Gateway status and continuing infrastructural
improvements, which will confirm its role as the key urban settlement in this
part of the Border Region. Regarding Drogheda, its relative proximity to Dublin
and influence on the surrounding South Louth/North Meath area will fuel
further expansion in the medium to long term as set out in its Primary
Development Centre designation.
This scenario is therefore broadly consistent with the valuable demographic
work undertaken in the Planning Strategy for the Greater Drogheda Area 2007
having regard to the variations in the study areas considered. Overall, the
high scenario is also consistent with the demographic work contained in other
relevant statutory plans including the RPGBR, County Plan, Dundalk Plan,
Drogheda Plan and the Ardee Plan. It should be noted that in order for the
high scenario to be achieved the overall level of growth experienced in the
Study Area in the period to 2020 will require to be in excess of that attained in
the 1996 – 2006 period. However, this is above the estimated future trend of
the latest guidance provided by the DoEHLG in February 2007.
4.5 Comparative Analysis
To fully place the population projections set out in Table 4.4 in a longer term
context, Table 4.5 compares the population scenarios contained in this Report
to those extrapolated from data contained in the 2002 Retail Study and 2003
County Plan. This data illustrates that our low scenario corresponds broadly to
that set out in the 2002 Study adjusted to take account of actual growth up to
2008. However, both these scenarios do not have regard for the explicit
population targets set out in the NSS/RPGBR.
County Louth Retail Strategy
March 2009 32
Our high scenario is broadly consistent with the projections for County Louth
set out in the County Plan 2003 (again adjusted for actual growth up to 2008)
and is based directly on the targets set out in RPGBR and relevant local plans
having regard to the designation of Dundalk and Drogheda as key urban
centres.
Table 4.5
Population Projections Comparisons
County Louth
Plan
2006
2008
2012
2015
2020
Our Low Scenario 111,267 124,522 133,159 127,266 137,087
2002 Retail Study1 115,957 119,388 125,917 131,047 140,065
County Plan1 114,401 121,274 136,283 148,747 172,000
Our High Scenario 111,267 128,008 145,062 146,615 171,137
Note: 1 Extrapolated from data provided
Source: Tom Phillips + Associates (2008)
4.6 Conclusion
The low and high scenarios reflected highlight the gap between actual
population growth up to 2006 and that required to attain the specific
demographic objectives set out in the NSS and RPGBR. However, the NSS
specifically notes that (p. 51) „it will also be necessary to ensure that
appropriate local strategies are in place to take account of the ultimate
population horizons for the gateways and hubs‟. Our population projections
are therefore utilised in Section 7 of this Report in our Indicative Assessment of
the Requirement for Additional Retail Floorspace.
County Louth Retail Strategy
March 2009 33
5.0 HEALTH CHECKS
In this Report, the health checks undertaken in 2001 are updated and
expanded. These relate to the centres of:
i. Dundalk;
ii. Drogheda; and
iii. Ardee.
Health checks form an important role in our assessment of the viability and
vitality of urban centres. These assessments were carried during the course of
2007 and early 2008 through a series of town visits and are based primarily on
a consideration of the range of shopping and other services available in each
of the towns. In addition to this level of information we also provide detailed
qualitative assessments based on the guidance set out in Annex 2 of the Retail
Planning Guidelines (RPG). The broad headings included in our assessments
are:
Diversity of Uses and Accessibility
Range and Distribution of Shopping Facilities
Retail Based Activity
Environmental and Physical Quality
Recent Development.
5.1 Dundalk
5.1.1 Diversity of Uses and Accessibility
The Gateway of Dundalk has a wide diversity of uses founded upon its
traditional role as the key urban centre in the north east. The town has a well
developed industrial base including international companies such as Xerox,
Diawa and Diageo. Industrial activities are centred primarily on the Industrial
Development Agency‟s (IDA) Finnabair Business Park located adjacent to the
M1 Motorway. Dundalk Institute of Technology (DKIT) provides a range of third
level courses in Business, Engineering, Humanities and Life Sciences to
certificate, diploma, degree and postgraduate level.
Tourist uses in the town are evidenced by the well appointed tourist office
located on Jocelyn Street, local hotels and the town‟s proximity to the historic
Cooley Peninsula. Other services provided in the town include a public
swimming pool, County Museum, Dundalk Ice Dome and JJB Soccerdrome,
all-weather racetrack, a library, County and Town Council offices, a multi
screen cinema and a wide variety of retail, non retail and professional service
providers.
The car borne accessibility of the town has increased with the completion of
the M1 Western Bypass and the town is well served by the increasing
frequency of Irish Rail and Bus Eireann routes. Dundalk‟s public transport
accessibility is aided by the location of its bus station within the core retail
County Louth Retail Strategy
March 2009 34
area and a centrally located taxi rank on Crowe Street. Surface car parking is
available throughout the town centre including at the Carroll Village, Long
Walk, Dundalk and Marshes Shopping Centres. Additional on - street parking
is available on a pay – and - display basis. Surface car parking also exists in
the area between Clanbrassil Street and the Long Walk which is surprising
given its location in the core retail area. Car based accessibility has been
improved with the completion of the Ramparts Road East West Link Road.
5.1.2 Range and Distribution of Shopping Facilities
Table 5.1 sets out that overall floorspace provision in Dundalk increased by
108.4% in the period 2001 – 2008. The data also indicates that this growth has
been unevenly distributed with the vast majority of this growth occurring in the
retail warehousing sector.
Table 5.1
Net Floorspace Dundalk 2001– 2008
(sq m net)
Year Convenience Comparison
and Bulky
Retail
Warehousing2
Total
2001 11,4661 31,387 - 42,853
2008 19,305 37,462 32,550 89,317
Difference 68.4% 19.4% - 108.4% Note: 1 Adjusted from the 15,700 net sq m figure set out in the 2002 Study.
See Section 3.4 of this Review for the rationale for this adjustment
2 Refers to dedicated retail warehousing floorspace only including the Northlink
Business Park
Source: Louth Retail Study (2002) and Tom Phillips + Associates Floorspace Surveys
(2008)
The increase in convenience floorspace in the period since 2001 is founded on
the opening of Dunnes Stores in the Marshes Shopping Centre. During the
course of 2007/early 2008 additional convenience floorspace also
commenced trading in a further Dunnes Stores located off the Inner Relief
Road and a Lidl discount store located near the Dundalk Shopping Centre.
Convenience provision in the town is now dominated by Tesco (Dundalk
Shopping Centre and Longwalk Shopping Centre), Dunnes Stores (Marshes,
Inner Relief and Ecco Roads) and Superquinn (Carroll Village).
The completion of the Marshes Shopping Centre has increased the range of
high street comparison retailers in Dundalk. At the time this health check was
being carried out approximately 10,025 sq m of net comparison floorspace
was trading in the Marshes Shopping Centre, including retailers such as A
Wear, River Island, Penneys and Neu Look. However, notwithstanding the
introduction of this modern format comparison floorspace, the overall
quantum of comparison/bulky goods floorspace in Dundalk increased by only
6,075 sq m net in the period under consideration. This highlights that, when
the Marshes Shopping Centre is excluded, the quantum of comparison
floorspace in Dundalk has declined in the period since 2001.
Retail offer along the remaining town centre street continues to be
dominated by smaller, independent retailers. Park Street boasts a good mix of
retail and non retail service provision. However, the retail offer along Francis
Street (including Willilamsons Mall) continues to decline with no retail
floorspace trading in Williamsons Mall at the time this health check was being
County Louth Retail Strategy
March 2009 35
undertaken. Retail provision along Bridge Street and Linenhall Street remains
small scale with a high number of vacant units. The retail attraction of
Clanbrassil Street has declined in the period since 2002 with an increased
proliferation of non retail units such as banks, building societies and other
office based units.
Retail warehousing provision in Dundalk is centred on two out of centre
locations – the Dundalk Retail Park and the nearby Northlink Business Park. The
Dundalk Retail Park is anchored by Atlantic Homecare and Harvey Norman
and includes retailers such as Argos, PC World and Right Price Tiles. The mix of
tenants in the Dundalk Retail Park is developing into a major attraction for
Dundalk. The Northlink Business Park contains a mixture of local and national
retailers including Wogan Interiors and several Franks Furniture stores. This
location has developed into the largest retail warehousing centre in the Study
Area.
Overall, the opening of the Marshes Shopping Centre has increased the core
shopping area to the south of the traditional Longwalk/Clanbrassil Street axis.
The Long Walk and Carroll Village Shopping Centres continue to perform
important retail functions and, in effect, anchor the northern element of the
town centre area. However, their ability to provide a viable counter draw to
the Marshes Shopping Centre is dependent on the continuing attraction and
development of their retail offer.
5.1.3 Retail Based Activity
The pedestrian flows evident in Dundalk Town Centre are primarily centred on
an area extending from Carroll‟s Village Shopping Centre in the north to
Marshes Shopping Centre in the south. This area includes the Long Walk,
Clanbrassil Street, Earl Street, Francis Street, Park Street and a small section of
Ramparts Road. Earl Street remains the only area in the town centre to be
pedestrianised. At the time this health check was being carried out high
levels of pedestrian activity were witnessed accessing Clanbrassil Street from
the Tesco and Superquinn stores located on the Long Walk. Further strong
pedestrian flows were evident crossing Market Square and Earl Street towards
Marshes Shopping Centre predominantly through Williamsons Mall. Earl Street
provides an attractive environment due to the absence of vehicular traffic.
However, permeability between the primary shopping streets is compromised
by the lack of well - defined pedestrian linkages between the Long Walk and
Clanbrassil Street, and also from Earl Street to Ramparts Road. The latter is
particularly relevant in light of the location of the Marshes Shopping Centre.
The existence of signalised crossing junctions for pedestrians at either end of
Earl Street and outside of the Marshes Shopping Centre on the Ramparts Road
also impinges upon free pedestrian movement due to the requirement to
facilitate high levels of passing traffic. Lower levels of retail based activity
were witnessed along Park Street where smaller, independent retailers are
mixed with a wide variety of non retail services. Negligible levels of retail
activity were witnessed along Francis Street, Crowe Street or along Bridge
Street.
As set out in Section 3, vacancy rates have increased by 30% approximately
along Clanbrassil Street and Church Street since 2001. These vacancies
include the old Dearys and Toy master premises both of which hold prominent
footholds along Clanbrassil Street and are of a suitable size to cater for high
County Louth Retail Strategy
March 2009 36
street comparison retailers. Vacancy rates have also increased in the Long
Walk Shopping Centre where, at the time of our visit, 4 no. vacant units were
identified. This compares to the 2001 floorspace survey when full occupancy
in the Long Walk Shopping Centre was identified. A further 5 no. units were
vacant in the Carroll Village Shopping Centre compared to 5 no. identified
vacant units in 2001, although Carroll Village had just commenced trading
when the 2001 floorspace surveys were being carried out. Overall, this data
indicates that the Long Walk and Carroll Villlage may no longer have the retail
attraction necessary to act as viable counter attractors to the Marshes
Shopping Centre.
Approximately 581 sq m of vacant floorspace was identified in the Marshes
Shopping Centre. This is relatively normal in new shopping developments and
should not immediately be a cause for concern. Three of the 19 no. units in
the Dundalk Retail Park were vacant at the time this healthcheck was carried
out. The higher–than-anticipated vacancy rates are primarily attributable to
the scale of the retail park, which appears large for a centre of Dundalk‟s size.
5.1.4 Environmental and Physical Quality
Dundalk‟s development as an important urban centre since medieval times is
reflected in the town‟s built environment, particularly in the Architectural
Conservation Area (ACA) encompassing Crowe Street and Francis Street.
Significant buildings in this area include the nineteenth century Court House
and St. Patrick‟s Pro-Cathedral. The streetscape of the town centre is
generally comprised of traditional two and three storey buildings. The general
environmental and physical quality of the Long Walk, Clanbrassil Street and
Market Square area is currently poor notwithstanding the potential of Market
Square to develop into a notable civic space. In particular, the built
environment of the Long Walk and Clanbrassil Street requires revitalisation.
The Marshes Shopping Centre provides a striking appearance from both its
northern and southern access points. As noted, the Long Walk and Carroll
Village Shopping Centres in their present form do not provide the necessary
attraction to anchor the northern elements of the town centre area. This
situation is exacerbated by the lack of clearly defined pedestrian linkages
between the two shopping centres and the absence of retail developments
with easily accessible pedestrian access linking the Long Walk and Clanbrassil
Street. The redevelopment of the Adelphi Cinema site on the Long Walk has
improved the built environment of this area but does not provide the level of
retail attraction comparable to the Marshes or Long Walk Shopping Centres.
Dundalk Shopping Centre‟s built environment is of a poor physical quality and
fails to provide an attractive southern entry point into the wider town centre
area notwithstanding its prime location close to the junction of Hill Street and
the Long Avenue. The physical appearance of elements of the Ramparts
Road – specifically Stapleton Court and the area including/surrounding
Williamsons Mall – is not appropriate with their respective locations. In
particular, a redeveloped Williamsons Mall has the potential to act as the
primary pedestrian access point from the Marshes Shopping Centre to
Clanbrassil Street/Long Walk.
County Louth Retail Strategy
March 2009 37
5.1.5 Recent Development
Since 2002, the retail footprint of the town centre has expanded significantly
on foot of the opening of the Marshes Shopping Centre. Additional retail
development primarily comprises the Dundalk Retail Park located on the Inner
Relief Road. This development is adjacent to the recently completed Ice
Dome which has the potential to develop as a national leisure attraction. Out
of town centre bulky goods retailing has also developed a strong presence in
the developing Northwood Business Park. Further recent development also
includes the completion of a Crowne Plaza hotel in a 12 storey landmark
structure with conference facilities which will increase the attraction of
Dundalk as business location. A mixed office/retail development has also
been completed on Market Square offering office and retail units comprising
approximately 1,703 sq m of gross floorspace.
5.2 Drogheda
5.2.1 Diversity of Uses and Accessibility
Drogheda is regarded as one of Ireland‟s most historic urban settlements and
has played a pivotal role in Irish history from its chartering by King John in 1194.
Traditionally, Drogheda developed as one of the most important port facilities
in the Country. Today, Drogheda acts as a key urban centre in both the
Border Region and the Greater Dublin Area providing a wide range of
employment, residential, educational, administration and services uses for its
wider hinterland area. IDA Ireland‟s new Drogheda Business and Technology
Park is located on the Donore Road in close proximity to the M1 Motorway.
Significant employers in the town include International Fund Services, Becton
Dickinson, Our Lady of Lourdes Hospital and CRH (Irish Cement).
In the period since 2002, Drogheda has continued to develop as a key
residential centre for people working in the wider Greater Dublin Area (GDA),
a role enhanced by its connectivity to Dublin City Centre via the M1
Motorway and well - established commuter bus and rail links. The M1 bypass
of Drogheda opened in June 2003. The bus station is centrally located
adjacent to the River Boyne and serves a range of additional locations
including Dunleer, Duleek, Navan and Belfast. The train station is also located
within walking distance of the town centre along the old Dublin Road. Pay
parking systems are in operation throughout the town centre with multi storey
car parking facilities located at Scotch Hall, Dyer Street, Stockwell Lane and
the St. Laurence Town Centre. A centrally located taxi rank is located on
Peter Street.
5.2.2 Range and Distribution of Shopping Facilities
The quanta of all types of retail floorspace – convenience, comparison/bulky
and retail warehousing – have all increased significantly in the period since
2001. Table 5.2 indicates that the overall quantum of retail floorspace in
Drogheda increased by over 170% in the period since 2001.
County Louth Retail Strategy
March 2009 38
Table 5.2
Net Floorspace Drogheda 2001– 2008
(sq m net)
Year Convenience Comparison
and Bulky
Retail
Warehousing1
Total
2001 6,146 20,824 - 26,970
2008 12,798 40,368 19,790 72,956
Difference 108.2% 93.9% - 170.5% Note: 1 refers to dedicated retail warehousing floorspace only
Source: Louth Retail Study (2002) and Tom Phillips + Associates Floorspace Surveys
(2008)
The 108.2% increase in convenience retail space has been primarily driven by
the opening of Dunnes Stores in the Scotch Hall Shopping Centre, Marks and
Spencer in the St. Laurence Town Centre, Lidl on the Donore and Mell Roads,
Aldi on the Collon Road, and Stafford‟s supermarket in Bryanstown. These
developments have served to improve the convenience provision for
Drogheda‟s expanding residential population and have complemented the
town‟s traditional convenience offer along West Street.
Comparison and Bulky goods floorspace in Drogheda has also increased by
19,544 sq m net (93.9%) compared to its 2001 levels. This expansion is primarily
attributable to the addition of approximately 9,450 sq m net comparison
floorspace provided by the Scotch Hall development, which has introduced a
variety of national and international retailers – including Next, River Island,
Dorothy Perkins, Monsoon, Waterstones and Top Shop – not previously
available in Drogheda.
At the time this health check was being undertaken the St. Laurence Town
Centre development was approximately 80% let. Retailers currently trading at
this location include Marks and Spencers, Shaws Department Store, Boots,
Benetton and Tommy Hilfiger.
The Drogheda Town Centre Mall continues to act as a key retail attractor and
provides a range of multiple and independent retailers – Dunnes Stores,
Lifestyle Sports, Jack and Jones, CD World – and provides an important
pedestrian link between West Street and Dyer Street. Retail offer along the
remaining town centre streets is dominated by smaller, independent retailers
and non retail service providers.
Bulky goods provision has been further strengthened by the transition from
traditional industrial floorspace to retailing uses along the Donore Road. This is
particularly evident in the Newgrange Business Park, which now hosts a variety
of independent bulky goods retailers such as Brady‟s Blinds and an Expert
Electrical Superstore. Within the town centre, Wogan‟s Furniture on Shop
Street/Dyer Street continues to act as a major retail landmark.
Since 2002, two retail warehouse parks located on the Mell Road (M1
Drogheda Retail and Leisure Park) and the Donore Road (Drogheda Retail
Park) have commenced trading. At the time this health check was being
undertaken these developments were providing approximately 19,790 sq m of
trading retail warehousing space with a further 750 sq m available for letting.
Retailers trading in these schemes include Homebase, Woodies, Carpet Right,
Harvey Norman, Heatons and Tile Market. The quality and quantity of retailers
attracted to these schemes highlights the attractiveness of Drogheda as a
retail warehousing location.
County Louth Retail Strategy
March 2009 39
Overall, the opening of Scotch Hall and the St. Laurence Town Centre has
had the effect of creating flagship retail developments at the southern and
eastern edges of Drogheda‟s traditional town centre. This has had a positive
impact upon the retail development of St. Paul Street, St. Laurence Street and
particularly along Shop Street and Dyer Street which now act as the primary
corridors linking Scotch Hall and West Street. However, the western element of
West Street has witnessed a decline in the attractiveness of its retail offer as
the Abbey Shopping Centre and the West Street Shopping Mall do not
provide the level of retail attraction to anchor the western element of the
town centre. This is discussed in more detail in Section 5.2.3 below.
5.2.3 Retail Based Activity
Pedestrian flows around Drogheda Town Centre exhibits patterns consistent
with the expansion of the traditional town centre east and southwards. Flows
were strongest along the eastern element of West Street accessing Stockwell
Lane, Drogheda Town Centre Mall and the Meatmarket. High levels of
pedestrian activity were also witnessed along Shop Street towards Scotch Hall
and along St. Laurence and St. Peter‟s Street accessing St. Laurence Town
Centre.
Overall, vacancy rates remain low, both in the town centre and in the outlying
retail parks. This indicates a vibrant retail sector. The development of retail
uses in the Meatmarket and the extended Penney‟s store has increased
permeability from West Street to Dyer Street and has facilitated the expansion
of retail uses at both the western and eastern elements of Dyer Street. West
Street remains the commercial core of Drogheda Town Centre with a good
mix of retail, banks/professional services and food/drink uses. Only 1 no. unit
(199 sq m gross) was vacant in the Drogheda Town Centre Mall when this
health check was being undertaken).
However, overall vacancies on West Street (excluding the Drogheda, Abbey
and West Street Malls) have increased significantly from approximately 388 sq
m in 2001 to over 1,312 sq m in 2008. In addition over 80% of the floorspace
within the West Street Shopping Mall was also vacant at the time this health
check was being undertaken. Overall, the increase in vacancies in West
Street is most pronounced in the area west of the West Street Shopping Mall.
Pedestrian activity in this area is light with very low levels of retail activity taking
place.
Car based conflict with pedestrians was most noticeable at the junction of
West Street/Laurence Street/Peter Street and Shop Street where a poorly
signed pedestrian crossing is in existence – although the completion of the
recent environmental works have improved this situation. A similar situation
exists on Dyer Street close to the car parking entrance of the Drogheda Town
Centre Mall and at the junction of West Street and Stockwell Lane.
5.2.4 Environmental and Physical Quality
The built environment of Drogheda Town Centre is reflective of its historic
location in the River Boyne Valley with a sloping topography running towards
the River Boyne. Drogheda has a high proportion of important historic
buildings which have become integrated into the fabric of the town including
St. Laurence‟s Gate, the Tholsel and St. Peter‟s Church. Overall, the
County Louth Retail Strategy
March 2009 40
streetscape of the town centre is of traditional two and three storey buildings
with modern development adding height and scale along Dyer Street and
both the north and south quays. The series of narrow lanes bounded by St.
Laurence Street, Shop Street and the Mall is also reflective of Drogheda‟s
architectural heritage.
With the exception of West Street, the predominantly narrow and sloping
streetscape of the town centre largely militates against the provision of street
furniture or large civic spaces. The environmental enhancement works along
West Street has the potential to increase the overall ambience of this area
significantly, particularly if further remedial actions were taken regarding the
overhanging wires along West Street. Footpaths along Peter Street and North
Quay are also becoming increasingly congested as pedestrians access
Scotch Hall from Dyer Street and West Street.
As noted, current built environment and retail offer of the Abbey Shopping
Centre and West Street Shopping Mall do not provide the scale of retail
attraction necessary to anchor the western element of the town centre. This is
particularly relevant in light of the opening of the Scotch Hall and St. Laurence
Town Centre developments to the south and east of West Street. In the
absence of the further rejuvenation of this area it is anticipated that that the
retail focus of the town centre will continue to shift towards the Scotch Hall –
St. Laurence Town Centre axis.
5.2.5 Recent Development
Overall, recent development in Drogheda and its surrounding areas has been
overwhelmingly residential in nature as Drogheda‟s role as a residential centre
continues to evolve. The remainder of the St. Laurence‟s Town Centre is
scheduled to open over 2008. Further development is also taking place on
the South Quays close to Scotch Hall with additional frontage onto Marsh
Road. The granting of Phase 2 of Scotch Hall (Drogheda South Bank) by An
Bord Pleánala in 2007 provides for a further expansion of retail and
commercial leisure floorspace in this area As noted, the completion of the
West Street environmental enhancement works has increased the
attractiveness of this area as a pedestrian location. The development of the
Meat Market has successfully increased the permeability between West Street
and Dyer Street. Out of the town centre, recent development includes the
Bryanstown Neighbourhood Centre, which provides convenience shopping
and basic services to the expanding southern suburbs.
5.3 Ardee
5.3.1 Diversity of Uses and Accessibility
The town of Ardee offers a limited range of uses reflecting its traditional role as
the key market town in the Mid Louth Sub County Area. Notwithstanding
Ardee‟s location in an area of rich historical value, there are very little tourist
uses in the town with no hotels or tourist - based gift shops in evidence.
Overall, Ardee has developed as a predominantly residential location
performing a predominantly convenience retailing role. The town also
provides a limited range of additional commercial services including
comparison and bulky goods retailing, post office, primary and post primary
County Louth Retail Strategy
March 2009 41
schools, Garda station, fire station, library, social welfare office and a limited
range of professional services.
A pay - parking system is in operation throughout the town centre with on -
street parking permitted along Irish Street, Market Street and Castle Street.
Car parking is also provided adjacent to the newly developed Supervalu and
in a small car park located just north of the River Dee. Ardee is served by
public transport with mainline bus services linking it to Dublin City and
surrounding centres such as Dundalk and Drogheda. Ardee lies at the
intersection of the N2 and N52 national primary routes and the heavy traffic
along this route continues to dominate the town centre area.
5.3.2 Range and Distribution of Shopping Facilities
Overall, retailing is the dominant commercial function undertaken on Market
Street, Castle Street and Irish Street. Convenience retailing in the town is
dominated by the new Supervalu store located off Market Street. A Lidl store
is located approximately 1km south of the town centre on the Dublin Road.
Further symbol store provision in Ardee includes a Mace on Hale Street, Centra
on Castle Street and Spar on Irish Street. Additional convenience retailing in
the town is limited to a selection of newsagents, butchers and off - licences.
Comparison retailing is exclusively comprised of independent traders. The
scope of this offer includes gents and ladies fashions, pharmacies, jewellers,
bookshop, gift shops and several electrical/furniture goods outlets. Table 5.3
sets out the results of our floorspace surveys for Ardee and compares them to
the results of the surveys undertaken in 2001.
Table 5.3
Net Floorspace Ardee 2001 – 2008
(sq m net)
Year Convenience Comparison
and Bulky
Retail
Warehousing1
Total
2001 2,755 3,110 - 5,865
2008 4,846 4,912 - 8,758
Difference 75.9% 57.9% - 49.3% Note: 1 Refers to dedicated retail warehousing floorspace only
Source: Tom Phillips + Associates Floorspace Surveys (2008)
The data indicates that the quantum of convenience and comparison
floorspace in Ardee has increased by 75.9% and 57.9% respectively in the
period since 2001. Closer analysis indicates that these increases have been
primarily driven by the opening of the new Supervalu, the commencement of
trading in the Lidl discount store and the relocation from Market Street of
Wogan Interiors to significantly larger premises on John Street. Overall, the
distribution of floorspace in the town remained relatively unchanged in the
period 2001 – 2008 with comparison floorspace rising from 53% of total
floorspace in 2001 to 56% in 2007.
As noted in Section 3 of this Report, retail vacancies within the Bridge
Street/Castle Street/Market Street/Irish Street core have increased marginally
by 1.4% in the period since 2001. These vacancies include units suitable for
retail development situated in the prime retail areas of Irish Street and Castle
Street. Predominantly these vacancies are relatively small scale in nature and
are dominated by the old SuperValu and Wogan Interior Stores which will
County Louth Retail Strategy
March 2009 42
eventually form part of the Ardee Shopping Centre Phase 2 Development. As
such they can be said to overstate the amount of vacant floorspace in the
town.
5.3.3 Retail Based Activity
A high degree of pedestrian flows was witnessed throughout the town centre
with the heaviest concentrations in the Market/Castle Street area. This activity
was centred predominantly on the Supervalu and Post Office axis. There was
very little pedestrian activity south of the River Dee along Bridge Street due
primarily to the narrow streetscape – a situation exacerbated by the high
levels of passing traffic. Footfall also declined significantly north of the Market
Square along Irish Street.
5.3.4 Environmental and Physical Quality
Physically, the town centre of Ardee follows the linear spatial pattern mapped
out by its historic development as a key town on the trading routes in and out
of the medieval Pale (Dublin). Its historic origins are evident in the variety of
historic buildings scattered throughout its boundaries and the designation of
the Bridge Street/Castle Street/Market Street/Irish Street area as an
Architectural Conservation Area in the Ardee Plan. The streetscape is
comprised of mainly two and three storey traditional buildings. General
landscaping works around the town are attractive – particularly along the
River Dee where a well maintained river walk with mature trees significantly
adds to the ambience of the area. There is, however, a number of issues
which militate against the further development of the town as a prime
heritage destination. These issues include overhanging wires which remain
prevalent throughout the town centre. Overall footpath and road surface
provision throughout the town is adequate with no appreciable levels of litter.
5.3.5 Recent Development
Due to the historic nature of the streetscape involved, significant recent
development has been focused on the outskirts of the town and this has been
predominantly residential in nature. Retail development in the town since the
publication of the 2002 Study has been underpinned by the opening of a Lidl
discount foodstore on the Dublin Road in November 2006. Significant work is
ongoing on the redevelopment of Supervalu on Castle Street (recently
opened) and the construction of an associated retail mall. The north eastern
extremity of Irish Street has also witnessed a degree of small scale retail
development with the opening of a series of independent outlets such as
Suzie‟s Deli and Pazma Shoes. Ongoing rejuvenation work is also being
undertaken close to the River and Williams Street with several new and
restored buildings containing retail units at ground floor level. This has the
potential to complement the retail offer which has established itself around
the landmark Wogan Interior store on John Street.
County Louth Retail Strategy
March 2009 43
6.0 SHOPPING PATTERNS
6.1 Different Approaches Used
The survey methodology employed in the 2002 Retail Study involved a total of
500 no. in person Shopper Surveys conducted in the centres of Dundalk (128
no. surveys), Drogheda (100 no.), Newry (82 no.), Navan (75 no.), Ardee (51
no.), Carrickmacross (33 no.) and Castleblayney (31 no.). The 2002 Study
noted that shopper surveys were conducted outside of County Louth in order
to provide information on County Louth respondents shopping outside of the
County and to gain data on respondents outside of County Louth shopping
within the Study Area.
This Review undertook 252 no. Shopper Surveys distributed in Dundalk (101
no.), Drogheda (99 no.) and Ardee (52 no.). A further 350 no. Household
Surveys were distributed throughout the Study Area. The methodology
employed by Tom Phillips + Associates and Ipsos MORI allows for the
concentration of the entire survey sample in the Study Area while also taking
account of actual shopper and household shopping patterns – the latter
element not having been considered in 2002. This robust survey approach is
necessitated by the substantial retail floor space expansion evident in the
centres of Dundalk, Drogheda and Ardee in the period since 2002 and the
potential impact this increase may have upon shopping patterns in the Study
Area.
The Shopper and Household Surveys undertaken provide data on:
Market Share – the proportion of retail expenditure by persons living in
the Study Area that is retained and spent in the Study Area
Trade Draw – the proportion of turnover in retail outlets in the Study
Area attributable to persons living outside the Study Area.
In addition, the surveys have been further adjusted to permit analysis of:
The role of the M1 transport corridor upon Study Area shopping
patterns
The role and impact of internet shopping.
6.2 Shopper Surveys – Key Findings
As has been noted, shopper surveys were undertaken during 2007. The
shopper surveys not only provide comparability with the shopper surveys
undertaken in 2002, they also provide further data on:
i. Time and Distribution of Shopping Surveys;
ii. Shopper Origin;
iii. Reason for visiting the shopping location;
iv. Actual level of expenditure (trade draw);
v. Impact of the M1 transport corridor; and
County Louth Retail Strategy
March 2009 44
vi. Town specific questions.
6.2.1 Time and Distribution of Shopping Surveys
The shopper surveys were carried out at a variety of different times on differing
days in order to ensure that samples were not skewed by a concentration on
a particular day or time. Multiple locations were also utilised to ensure an
accurate spread of survey information.
i. The shopper surveys in Dundalk were carried out at a variety of
town centre locations including Clanbrassil Street, The Long Walk,
Earl/Park/Francis Street and at locations close to Marshes, Dundalk,
Long Walk and Carroll Village Shopping Centres. Surveys were
conducted on a Wednesday (19%), Thursday (21%), Friday (40%)
and Saturday (20%) with 26% of surveys carried out between 9am –
12pm and 74% undertaken between 12pm - 5pm;
ii. In Drogheda the shopper surveys were undertaken at a variety of
town centre locations including West Street, Stockwell Lane, Dyer
Street, Peter Street, St. Laurence Street, North Quay and at
locations in close proximity to Scotch Hall and St. Laurence
Centres. Surveys were conducted on a Monday (19%), Thursday
(20%), Friday (20%) and Saturday (41%) with 19% carried out
between 9am – 12pm and 81% undertaken between 12pm – 5pm;
and
iii. The shopper surveys in Ardee were conducted at locations along
Irish Street, Market Street, Castle Street and Bridge Street. Surveys
were conducted on a Tuesday (30%), Friday (35%) and Saturday
(35%) with 12% carried out between 9am – 12pm and 88% carried
out between 12pm – 5pm.
6.2.2 Shopper Origin
The results of the shoppers‟ surveys indicate that:
87% of Dundalk respondents were from the Study Area with 5% from
County Monaghan with 2% each from the remainder of County
Meath, County Dublin and County Down respectively;
80% of shoppers surveyed in Drogheda were from the Study Area with
a further 13% from the remainder of County Meath and 6% from
County Dublin. This highlights the attraction of Drogheda for northern
County Meath residents; and
90% of Ardee respondents were from the Study Area with the other
respondents from the remainder of County Meath (6%), County
Monaghan (2%) and Other Areas (2%).
County Louth Retail Strategy
March 2009 45
6.2.3 Top 3 Reasons for Visiting the Shopping Location
The key reasons for shopping in the Dundalk, Drogheda and Ardee Town
Centres were identified and are set out in Table 6.1. The data highlights that
just over a quarter of respondents (26%) in both Dundalk and Drogheda cites
clothing/footwear shopping as their primary reason for visiting their respective
town centres. However, Dundalk (39%) has a greater attraction as a grocery
shopping location relative to Drogheda (27%). The role of Ardee as a more
localised service centre is reflected in its relative attraction as a grocery
shopping location (54%) and as a location for visiting a pharmacy (4%).
Table 6.1
Top 3 Reasons for Visiting the Shopping Location (%)
Reason Dundalk Drogheda Ardee
Grocery Shopping 39 27 54
Clothing/Footwear 26 26 -
Browse 6 14 12
Pharmacy - - 4
Source: Ipsos MORI Shopper Surveys (2007).
6.2.4 Actual Levels of Expenditure (Trade Draw)
A key finding of the shopper surveys is the proportion of retail expenditure
drawn from non Study Area respondents. This information is presented in Table
6.2 for both convenience and comparison expenditure. It should be noted
that comparison expenditure includes bulky goods expenditure. The following
key points are highlighted:
Only 7% of overall convenience retail expenditure is derived from non
Study Area respondents. Convenience inflows range from 3% in
Ardee to 9% in Drogheda reflecting the increasingly localised nature
of expenditure on food shopping;
Over one quarter (26%) of total comparison expenditure is derived
from non Study Area residents ranging from negligible inflows in
Ardee, 16% in Dundalk to 31% in Drogheda ; and
The data indicates that Drogheda acts as a key comparison shopping
location for non Study Area respondents, particularly for Northern
County Meath including towns such as Duleek, Julianstown and
Laytown.
Table 6.2
Actual Levels of Expenditure - Trade Draw
(% of expenditure)
Location>>> Dundalk Drogheda Ardee Total
Conv Comp Conv Comp Conv Comp Conv Comp
Study Area
Residents
94
84
91
69
97
100
93
74
Non Residents 6 16 9 31 3 0 7 26
Total 100 100 100 100 100 100 100 100
Source: Ipsos MORI Shopper Surveys (2007).
County Louth Retail Strategy
March 2009 46
Compared with other counties throughout Ireland the overall comparison
trade draw level of 26% is high and is reflective of the quantum of high street
comparison floorspace that has come on stream in the Study Area in the
period since 2002.
6.2.5 Impact of the M1 Road Corridor
The period since 2002 has witnessed the completion of the M1 Inter Urban
Transport Corridor from Dublin City up to and including the Western Bypass of
Dundalk. To take full account of the potential changes to shopping patterns
occurring from this a series of questions were asked in specific relation to the
M1 Transport Corridor. The results indicate that:
Regarding Dundalk respondents, an even split was evident regarding
whether further development of the M1/A1 Transport Corridor will
encourage more shopping in Newry. Some 49% of Dundalk
respondents stated they would not be likely to shop more in Newry,
with a further 48% of respondents stating the opposite;
Just over two thirds of Drogheda respondents, 68%, believed that the
opening of the M1 did not encourage them to shop more in Dublin
City or County; and
Over half of Ardee respondents, 56%, stated that the completion of
the M1 encouraged them to shop more in either Dundalk and/or
Drogheda.
6.2.6 Town Specific Questions
The shopper surveys asked a number of town specific questions relating to
pertinent issues in the Study Area. These issues primarily relate to the opening
of the Dundalk Retail Park and the Drogheda and M1 Retail Parks. The results
illustrate that the vast majority of respondents in both Dundalk and Drogheda
feel that the opening of these retail parks have improved the retail offer as a
whole.
The results show that:
74% of Dundalk respondents think that the opening of the Dundalk
Retail Park has enhanced the overall retail offer of Dundalk; and
78% of Drogheda respondents believe that the opening of the
Drogheda and M1 Retail Parks has enhanced the overall retail offer of
Drogheda.
6.3 Household Surveys – Key Findings
As noted, 350 no. Household Surveys were conducted by Ipsos MORI in
February 2007 throughout the Study Area. A detailed analysis (including
methodology and sub county appraisals) of the household survey data is
provided in Appendix C. The key points highlighted in our household survey
relate to:
County Louth Retail Strategy
March 2009 47
i. Main Food/Top Up Shopping;
ii. Clothing /Footwear Shopping;
iii. Bulky Goods Shopping;
iv. Mode of Transport; and
v. Internet Shopping.
6.3.1 Main Food/Top Up Shopping
The household surveys contain a variety of information concerning main food
and top up shopping patterns. The key points are:
Dundalk remains the dominant retail location within the Study Area as
a main food shopping location with 54% of all respondents visiting this
location;
28% of all respondents visit locations in Drogheda for their main food
shopping with a further 4% of respondents visiting stores in Ardee;
Tesco in the Dundalk Shopping Centre is the most popular main food
shopping destination in the Study Area attracting 13% of all
respondents;
12% of total household survey respondents undertake their main food
shopping outside of the Study Area with 10% of all respondents
travelling to Newry and the remaining 2% travelling to Carrickmacross
(1%) and Ashbourne (1%)
Nearly three quarters (73%) of the respondents who carry out their
main food shopping in Newry do so at Sainsbury‟s – a store not yet
located in the Republic of Ireland;
The attraction of Newry for main food shopping is concentrated in the
area surrounding and north of Dundalk; and
The increasingly localised nature of top up shopping is reflected in the
wide distribution of locations including Drogheda (25%), Dundalk
(21%), Castlebellingham (7%) and Dromiskin (6%).
6.3.2 Clothing/Footwear Shopping
Table 6.3 sets out that Dundalk is the primary clothing and footwear shopping
destination in the Study Area with 47% of all respondents visiting this location.
A further 30% of respondents visit Drogheda with an additional 2% of
respondents undertaking this type of shopping in Ardee. Overall, 80% of
respondents undertake their clothing/footwear shopping at locations in the
Study Area. The most popular locations outside of the Study Area are Newry
(7%) and Dublin City Centre (6%).
County Louth Retail Strategy
March 2009 48
Table 6.3
Clothing/Footwear Shopping Destinations
Location Respondents Percentage
(%)
Dundalk 164 47
Drogheda 104 30
Ardee 7 2
Other Locations in Study Area 4 1
Total within Study Area 279 80
Newry 26 7
Dublin City Centre 20 6
Dublin Suburban Centres 7 2
Other locations 18 5
Total outside Study Area 71 20
Source: Ipsos MORI Household Survey (2007).
6.3.3 Bulky Goods Shopping
When last undertaking bulky goods shopping the vast majority of respondents
(87%) visited locations within the Study Area. Over half of respondents (55%)
visit Dundalk with a further 29% of respondents travelling to Drogheda. Only
3% of respondents visit other locations within the Study Area for bulky goods
shopping purposes. Some 13% of all respondents travel to locations outside of
the Study Area with Newry (5%) and Dublin City Centre (2%) being the most
prominent of these locations. An overall retention rate of 87% for bulky goods
shopping is high and is reflective of the amount of this type of floorspace that
has come on stream – in both Drogheda and Dundalk – in the period since
2002. Table 6.4 sets out this information.
Table 6.4
Bulky Goods Shopping Destinations
Location Respondents Percentage
(%)
Dundalk 192 55
Drogheda 100 29
Ardee 7 2
Other Locations in Study Area 3 1
Total within Study Area 302 87
Newry 16 5
Dublin City Centre 8 2
Dublin Suburban Centres 4 1
Carrickmacross 3 1
Other locations 14 4
Total outside Study Area 45 13
Don‟t Know 3 -
Source: Ipsos MORI Household Survey (2007).
County Louth Retail Strategy
March 2009 49
6.3.4 Mode of Transport
Table 6.5 sets out the range of transport options utilised by all survey
respondents classified by type of shopping trip. The data highlights the
predominance of the car (driver or passenger) for all types of shopping trips
including main food (90%) and bulky (94%) shopping trips. Over one quarter
(27%) of respondents walk when carrying out their top up shopping reflecting
the highly localised nature of this activity. The data indicates the marginal use
of public transport (bus and rail) for all of the shopping types considered.
Table 6.5
Mode of Transport (%)
Type of Shopping Main Food Top Up Clothing Bulky
Mode of Transport
Drive in Car/Van 77 62 72 73
Passenger in Car/Van 13 8 11 21
Walk 7 27 9 3
Bus 1 1 3 1
Train - - 2 -
Taxi 1 1 1 1
Other/Don‟t Know 1 1 2 1
TOTAL 100 100 100 100
Source: Ipsos MORI Household Survey (2007).
6.3.5 Internet Shopping
To account fully for the continuing development of the internet as a retailing
tool, the household survey asked a range of questions dealing with the
frequency and purpose of internet shopping. The key findings relate to:
27% of all respondents used the internet for shopping purposes over
the previous six months;
Shopping over the internet was most popular among the 15 – 34 year
age group (40%);
The most popular items purchased on the internet were holidays (65%),
concert tickets (52%), books (38%) and CDs/DVDs (34%); and1
28% of respondents purchased clothing and footwear items on the
internet with 26% purchasing electrical goods. However, just 5% of all
respondents used the internet for food & grocery shopping illustrating
the potential for the future development of internet grocery shopping.
1 Totals exceed 100% due to respondents purchasing more than one type of item on the
internet
County Louth Retail Strategy
March 2009 50
6.4 Comparative Analysis
In addition to the data provided above it is also possible to track the changes
in actual shopping patterns in the centres of Dundalk, Drogheda and Ardee
since the 2002 Study. These are presented in the comparative assessment
provided below.
6.4.1 Market Share
As noted, market share is a key indicator of retail vitality as it measures the
degree of leakage from existing centres based on real expenditure flows.
Table 6.6 sets out overall market share for County Louth in 2002 and compares
it to data for the Study Area in 2007 noting the slight variation between the
areas considered. The data indicates that convenience market has
increased marginally from 88% in 2002 to 89% in 2007 with Newry remaining the
primary destination of convenience expenditure leakage, particularly for
Dundalk and North County Louth respondents.
The introduction of modern format, high quality comparison retailing
floorspace in both Dundalk (Marshes Shopping Centre) and Drogheda
(Scotch Hall, St. Laurence Town Centre) since 2002 is reflected in the increase
in overall comparison market share levels from 68% in 2002 to 80% in 2007.
Overall market share figures for the Study Area in 2007 compare favourably
with other counties in Ireland particular with regard to comparison/bulky
market share – 80% is a high level of comparison/bulky expenditure retention
and is reflective of the quantum of additional comparison/bulky floorspace
introduced into the Study Area since 2002. Comparison expenditure leakage
from the Study Area travels predominantly to Newry (8%), Dublin City (3%),
Dublin Suburban Centres (3%), Navan (2%) and Other Centres (4%).
Table 6.6 sets out overall market share for convenience and comparison/bulky
goods expenditure in 2002 and 2007 noting that the 2002 data refers to
County Louth only. Section 8 of this Review places this data in a wider context
of other counties.
Table 6.6
Overall Market Share 2002 and 2007
(% of expenditure)
Location Convenience
(%)
Comparison and Bulky
(%)
Main
Food
2002
Main
Food
2007
+/-
(%)
Comparison
and Bulky
2002
Comparison
and Bulky
2007
+/-
(%)
Study Area1
88
89
+1
68
80
+12
Note: 1 2002 data refers to County Louth only
Source: Ipsos MORI Household and Shopper Surveys (2007).
It should be noted that the 2002 data estimated specific market share data
for Dundalk/Drogheda/Ardee for the areas of main food, clothing/footwear
and bulky goods expenditure based on on–street surveys concentrated in the
County Louth Retail Strategy
March 2009 51
centres of Dundalk, Drogheda and Ardee. This methodology is likely to
overestimate actual market share data due to the concentration of activity in
town centre areas. As noted, household surveys are the most viable and
accurate survey mechanism for quantifying market share patterns. However,
in order to enable a direct comparative analysis to take place data from the
Dundalk, Drogheda and South Louth household survey zones (see Appendix
C) have been specifically filtered and calibrated and the results are set out in
Sections 6.4.2 to 6.4.4 below. Further household survey market share data,
including sub county analysis, is set out in Appendix C, Tables C9 and C10.
6.4.2 Main Food Shopping – Market Share
In 2007, Dundalk retains 85% of main food convenience expenditure with 11%
leaking to Newry. This represents a decline from the 99% market share
identified in 2002 recognising that the latter figure may not have fully
captured the true impact of Newry and overstated Dundalk‟s actual market
share;
The market share of Drogheda increased from 87% in 2002 to 98% in 2007
highlighting how the increase in convenience floorspace since 2002 has
added to the retail attraction of the town; and
Ardee‟s market share has declined from 76% in 2002 to approximately 63% in
2007 reflecting increased accessibility to Dundalk and Drogheda.
6.4.3 Clothing and Footwear – Market Share
Dundalk‟s market share remained unchanged at 87%, notwithstanding the
opening of the Marshes Shopping Centre, with leakages to Newry increasing
from 5% in 2002 to 9% in 2007;
The market share of Drogheda for clothing/footwear increased from 71% in
2002 to 88% in 2007, highlighting the growth of high street, modern format
comparison floorspace in the town predominantly centred on Scotch Hall;
Ardee‟s retention of clothing/footwear expenditure has declined marginally
from 29% in 2002 to 28% in 2007. Drogheda (19% of total Ardee expenditure)
has emerged as the primary location for Ardee clothing/footwear
expenditure leakage.
6.4.4 Bulky Goods – Market Share
Dundalk‟s market share for bulky goods has increased from the 85% evident in
2002 to 91% in 2007 reflecting the opening of the Dundalk Retail Park and the
continuing development of the Northlink Business Park;
In 2007, Drogheda retains 77% of bulky goods expenditure with 12% of
expenditure leaking to Dublin Suburban locations. The proportion of
expenditure retained has decreased from the 86% evident in the 2002 Surveys.
This is attributable to the Drogheda and M1 Retail Parks not yet having
established a permanent pattern of trading at the time the surveys were
being carried out. However, as of early 2008 Drogheda‟s retail parks are
trading successfully with a quality mix of bulky/retail warehousing tenants; and
County Louth Retail Strategy
March 2009 52
Ardee‟s market share has increased marginally from 15% to 19% in the period
2002 – 2007. Interestingly the distribution of leakage from Ardee has changed
with Dundalk now the primary recipient (41% in 2002 up to 57% in 2007). The
proportion of expenditure leaking to Drogheda has decreased from 15% to 8%
over the same period.
6.4.5 Satisfaction by Shopping Location
The expansion of retail floorspace across the centres of Dundalk, Drogheda
and Ardee in the period since 2002 is reflected in the proportion of
respondents either „very satisfied‟ or „satisfied‟ with the retail offer of these
locations. The increase in shopper satisfaction is most pronounced in
Drogheda (up 50%) and Ardee (up 45%) in the period since 2002. The overall
satisfaction for Dundalk has also increased, (up 12%), but by a significantly
lower margin than that evident for the centres of Drogheda and Ardee. This
information is highlighted in Table 6.7.
Table 6.7
Satisfaction by Shopping Location (%)
Location>>> Dundalk Drogheda Ardee
Time Period>>> 2002
(%)
2007
(%)
2002
(%)
2007
(%)
2002
(%)
2007
(%)
Very Satisfied 18 26 4 19 0 2
Satisfied 47 51 25 70 9 52
Neither Satisfied or
Dissatisfied
28
10
48
7
56
25
Dissatisfied 7 11 14 3 30 17
Very Dissatisfied 2 2 7 1 6 4
Source: Ipsos MORI Shopper Surveys (2007).
The data indicates that the significant expansion of retail floorspace in
Dundalk in the period since 2002 has not had a complementary impact upon
shopper satisfaction.
6.4.6 Preference for Town Centre Shopping
The expansion of the out of centre retail offer of Dundalk and Ardee has
resulted in a decline in the preference for Town Centre shopping. This
preference has declined from 81% to 63% in Dundalk and from 96% to 81% in
Ardee over the period 2002 – 2007. However, the preference for Town Centre
shopping in Drogheda has increased from 63% to 83% over the same period,
indicating how the opening of Scotch Hall and other developments has
increased the attraction of Drogheda Town Centre as a shopping location.
County Louth Retail Strategy
March 2009 53
Table 6.8
Preference for Town Centre Shopping (%)
Location>>> Dundalk Drogheda Ardee
Time Period>>> 2002
(%)
2007
(%)
2002
(%)
2007
(%)
2002
(%)
2007
(%)
Town Centre 81 63 63 83 96 81
Out of Town 15 33 32 13 4 10
No Opinion 4 4 5 4 0 10
Source: Ipsos MORI Shopper Surveys (2007).
6.4.7 Shoppers Views by Location
In 2002 a list of likes, dislikes and principal improvements were set out for the
towns of Dundalk, Drogheda and Ardee. However, no proportion of
respondents was allocated to each response. For comparative purposes this
section sets out the primary responses and their respective proportions
identified in 2007 and provides an assessment against the information
provided in 2002.
Dundalk
In 2002, the principal likes of the town were variety, the exchange
rate, cheaper goods and the atmosphere. In 2007, this had evolved
into convenience (30% of respondents), good variety of shops (30%)
and good choice of supermarkets/shopping centres (7%);
Principal dislikes in 2002 were parking, poor shopping centres and the
location of shopping centres too far apart from each other. In 2007,
42% of respondents cited traffic congestion/poor parking provision,
with a further 6% citing the location of shopping centres too far apart
from each other as factors, which detract from Dundalk as a
shopping location; and
Principal improvements to Dundalk suggested in 2007 related to more
and cheaper parking (40%), more shops (15%) and better train
services (6%). This compares with the need for better parking, UK high
street multiples and better clothes shops identified in 2002.
Drogheda
In 2002, the principal likes of the town were variety, convenience and
compact town centre. In 2007, this had evolved into convenience
(67%), easy to get to by bus/trains (9%) and good variety of shops
(6%);
Principal dislikes in 2007 were identified as poor/expensive parking
(42%) and on-street traffic congestion (34%). This corresponds closely
to the parking, poor choice and one way streets identified in the 2002
Study; and
County Louth Retail Strategy
March 2009 54
Better shops and better shopping centres were identified in 2002 as
the principal improvements required in Drogheda. However, in 2007
the principal improvements suggested related to more/cheaper
parking (49%) and better/more frequent bus service (20%).
Ardee
In 2002 the principal attraction of the town was convenience. In 2007,
this remained the principal like of the town as cited by 31% of
respondents followed by family and friends (10%) and good choice of
shops (8%);
Principal dislikes in 2007 were identified as poor parking (17%) and on
street traffic congestion (13%). This corresponds closely to the parking,
poor choice and traffic issues identified in the 2002 Study; and
Better shops and better shopping centres were identified in 2002 as
the principal improvements required in Ardee. These remain the
primary issues in 2007 with more clothing/footwear shops (19%), more
shopping centres (13%) and better traffic control (12%) specifically
identified.
6.5 Conclusion
An important output of time series surveys is that it is possible to identify the
changes, both positive and negative, which have developed in the period
since 2002.
i. Dundalk has perceptively increased its attractiveness as a bulky goods and
retail warehousing shopping location in the period since 2002. The quantum
of main food and clothing/footwear floorspace in the town has also
significantly improved over the same period, although the retention of these
types of retail expenditure has not improved in the period since 2002
notwithstanding the opening of Marshes Shopping Centre. This is partially
attributable to the relative attractiveness/proximity of Newry and the fact that
both anchors in the Marshes Shopping Centre (Dunnes Stores and Penneys)
were already represented in the town. Clothing and footwear leakage has to
Newry has not declined in the period 2002 – 2007. A relatively small increase
in overall shopper satisfaction as been offset by a substantial decline in the
preference for town centre shopping. This is worrying given the requirement in
relevant statutory plans for Dundalk Town Centre to remain the focus of retail
development;
Drogheda’s data suggests that the opening of the Scotch Hall Shopping
Centre and the opening of the St. Laurence Town Centre have significantly
increased the attraction of the town for convenience and comparison
shopping purposes, particularly for clothing and footwear. However, no such
increase in attraction is yet evident for bulky goods. As noted, this is
attributable to the fact that the Drogheda and M1 Retail Parks had not
established a permanent pattern of trading at the time the surveys were
carried out. It is envisaged that Drogheda‟s bulky goods retail profile (and
market share) will increase significantly as both retail parks establish a
permanent pattern of trading in the period up to 2009. As of early 2008 the
County Louth Retail Strategy
March 2009 55
Drogheda and M1 Retail Parks are both trading successfully with only 1 no.
vacant unit currently available for letting. Total shopper satisfaction and the
preference for town centre shopping have both increased sharply on 2002
levels. Retail leakage to Dublin City and County has not increased
significantly since 2002. It should be noted that the relative attraction of
Drogheda for high street shopping will further increase with the full opening of
the St. Laurence Town Centre over the remainder of 2008. However, as noted
in Section 3, vacancies have increased along West Street, particularly in the
element most removed from Scotch Hall. This is evidence of the clear shift
south and eastwards of retail activity within the town centre;
ii. The survey data relating to Ardee highlights that this town remains primarily a
localised, convenience based service centre. However, as population levels
continue to rise greater scope will exist for the greater introduction of
comparison-type floorspace. The data also highlights that the completion of
the M1 Motorway and M1 Link Road encourages Ardee area respondents to
travel to Dundalk and Drogheda for all types shopping purposes including
main food shopping. Interestingly, Ardee respondents now tend to travel to
Drogheda for clothing/footwear needs and to Dundalk for their bulky goods
requirements; and
iii. Overall, the data indicates that traffic congestion/poor and expensive
parking provision remain serious issues for concern in Dundalk, Drogheda and
Ardee in 2007. However, there has been a shift in the relative attractions of
Dundalk and Drogheda in the period since 2002. In Dundalk and Drogheda,
there is now less emphasis on the need for more retail floorspace and more on
accessibility issues. In Ardee, the lack of clothing/footwear shops remains a
specific issue in 2007.
6.6 Emerging Retail Patterns
As noted in Section 1.4 of this Strategy, the period since the completion of our
baseline survey analysis has been marked by increasing retail expenditure
leakage to Northern Ireland. Dundalk, due to its location and proximity to
Newry, is the most obvious example of a large border urban settlement
contending with the current currency, taxation and baseline cost fluctuations.
However, the current level of retail leakage to Northern Ireland is of such a
scale as to impact directly on the entire Study Area including Drogheda and
Ardee.
County Louth Retail Strategy
March 2009 56
7.0 REQUIREMENT FOR ADDITIONAL FLOORSPACE
7.1 Introduction
This Section reviews and updates the requirement for floorspace taking into
account the changes in quantitative baseline data set out in Sections 3–6 of
this Report. To surmise, these changes relate to:
i. The availability of more up to date per capita expenditure data;
ii. Actual population and population forecasts based on a variety of
sources published since 2002 including the 2006 Census;
iii. Updated retail floorspace information founded on our updated
floorspace surveys; and
iv. Findings of the 2007 household and shopper surveys.
7.2 Methodology
This Section provides an indicative assessment of the additional floorspace
that will be required to accommodate additional retail expenditure from 2008
(current year) to 2020 (end of the NSS and RPGBR time horizon). As set out in
Section 3 the time periods to 2012 and 2015 (end of next County
Development Plan period) are also considered. This updated assessment of
future floorspace requirements also takes account of:
Significant retail developments that have commenced trading or
which have completed the planning process since 2002;
Improvements in the turnover of existing stores brought about by
increasing turnover efficiencies; and
The continuing growth of internet retailing.
As noted in Section 3.4, this Report considers County Louth in addition to a
Study Area comprising County Louth and the immediate hinterland of
Drogheda located in County Meath (St. Mary‟s Electoral Division). The primary
advantage of this approach is that it reflects the reality of the expansion of
Drogheda‟s Environs into areas such as Bryanstown and Colp while also
acknowledging the dominant retail role of Drogheda on expanding areas
such as Mornington. This methodology, therefore, is wholly consistent with the
integrated approach set out in the Planning Strategy for the Greater
Drogheda Area 2007 and as identified in the Meath County Retail Strategy
2003.
The methodology employed is composed of the following key steps:
i. Population and Expenditure Estimates;
ii. Turnover Estimates;
iii. Gross Spare Expenditure Potential;
iv. Extant Permissions;
County Louth Retail Strategy
March 2009 57
v. Net Expenditure Potential; and
vi. Capacity Potential and Turnover Ratios.
7.3 Population and Expenditure Estimates
The population forecasts in this assessment are based on those presented in
Section 4. The starting point in our capacity assessment involves the
application of these forecasts to the per capita expenditure estimates for
convenience and comparison goods.
As a result, our methodology employs the latest information available to
provide bespoke per capita estimates for the Study Area. This in general has
not been a feature in retail assessments to date and represents a more
accurate process for calculating relevant per capita estimates. As set out in
Section 3, the per capita figures are derived from disaggregated data taken
from the 2000 - 2005 CSO Annual Services Inquiry and from the 2005 CSO
County Incomes and Regional Gross Domestic Product (GDP) statistics.
Moving forward, per capita growth rates are calculated having regard to the
Mid Term Review of the Irish Economy (2005 – 2012) published by the
Economic and Social Research Institute (ESRI). This data is presented in Table
7.1.
Table 7.1
Expenditure by Study Area Resident Population
(2005 prices, €m)
Year Per Capita
Expenditure
(€/cap)
Population Total Expenditure (€m)
Convenience Comparison
Conv Comp Low High Low High Low High
2008 3,786 4,128 124,522 128,008 471.4 484.6 514.1 528.5
2012 4,098 4,737 133,158 145,062 545.7 594.4 630.8 687.2
2015 4,336 5,222 140,050 159,399 607.2 691.1 731.3 832.4
2020 4,671 5,966 152,587 186,637 712.7 871.8 910.3 1113.5
Source: CSO Annual Services Inquiry (2000 - 2005), CSO County Incomes and Regional
GDP (2005) and Tom Phillips + Associates (2007/08)
It should be noted that the analysis provided in Table 7.1 is concerned only
with expenditure that occurs within retail outlets and therefore does not
include internet or mail order shopping. However, the recent expansion of
internet shopping in Ireland has been predominantly served by existing retail
floorspace rather than by dedicated internet distribution facilities. It is a trend
likely to continue over the medium to long term.
7.4 Turnover Estimates
The household and shopper surveys, presented in Section 6, enable the
calculation of expenditure in retail outlets in the Study Area. This takes into
account market share highlighting leakage from Study Area residents to
outlets outside of the Study Area and trade draw from non Study Area
residents undertaking their shopping within the Study Area.
County Louth Retail Strategy
March 2009 58
The surveys estimate overall trade draw of 7% and 26% for convenience and
comparison expenditure flows respectively into the Study Area. Regarding
market share, the surveys highlight that 89% of convenience expenditure and
80% of comparison expenditure are retained within the Study Area.
The potential exists for overall market share and trade draw figures to increase
in the medium term. This will be primarily driven by the strategic importance of
Dundalk and Drogheda identified in both the NSS/RPGRB and the
establishment of permanent patterns of trading of all recently opened retail
floorspace. In particular, the scope exists to:
i. Increase the market share for comparison expenditure to 85%, from its
current level of 80%, by 2012 notwithstanding that a comparison
market share of 80% is high compared to other counties. The ability of
the Study Area to further increase its comparison market share is
based on the need for Dundalk particularly to further develop its
comparison retail offer;
ii. Increase convenience expenditure inflows from their current level of
7% to 12% by 2012.
The ability of the Study Area to increase inflows of comparison expenditure is
constrained by the continuing development of surrounding, competing
centres including, but not limited to, Newry to the North and North Dublin/East
Meath locations to the south. In this context, this assessment holds
comparison trade draw constant in the period to 2020. This methodology also
ensures that the capacity for additional comparison retail floorspace is not
overestimated.
Table 7.2 sets out the Projected Turnover of Retail Outlets in the Study Area in
the period up to 2020.
Table 7.2
Projected Turnover of Retail Outlets in the Study Area
(2005 prices, €m)
Year Convenience Comparison
Low High Low High
2008
Resident Expenditure 471.4 484.6 514.1 528.5
Less Outflows 11% 51.9 53.3 20% 102.8 105.7
Resident Expenditure in
Study Area
419.6
431.3
411.3
422.8
Add Inflows 7% 31.6 32.5 26% 144.5 148.5
Retail Spend in Study
Area
451.1
463.8
555.7
571.3
2012
County Louth Retail Strategy
March 2009 59
Resident Expenditure 545.7 594.4 630.8 687.2
Less Outflows 11% 60.0 65.4 15% 94.6 103.1
Resident Expenditure in
Study Area
485.6
529.0
536.2
584.1
Add Inflows 12% 66.2 72.1 26% 188.4 205.2
Retail Spend in Study
Area
551.9
601.2
724.6
789.3
2015
Resident Expenditure 607.2 691.1 731.3 832.4
Less Outflows 11% 66.8 76.0 15% 109.7 124.9
Resident Expenditure in
Study Area
540.4
615.1
621.6
707.5
Add Inflows 12% 73.7 83.9 26% 218.4 248.6
Retail Spend in Study
Area
614.1
699.0
840.0
956.1
2020
Resident Expenditure 712.7 871.8 910.3 1113.5
Less Outflows 11% 78.4 95.9 15% 136.5 167.0
Resident Expenditure in
Study Area
634.3
775.9
773.8
946.4
Add Inflows 12% 86.5 105.8 26% 271.9 332.5
Retail Spend in Study
Area
720.8
881.7
1045.6
1279.0
Source: Tom Phillips + Associates (2008)
7.5 Gross Additional Expenditure Potential
Using the data provided in Table 7.2 it is possible to estimate the growth in
spare expenditure capacity that will occur in the Study Area in the period up
to 2020. Table 7.3 indicates that gross spare expenditure capacity of up to
€235.2m convenience and up to €384.8m comparison will occur in the Study
Area in the period up to 2015. Further gross spare expenditure capacity of up
to €182.7m convenience and €322.9m comparison expenditure will come on
stream in the period 2015 – 2020.
Table 7.3
Gross Spare Expenditure Capacity in the Study Area (2005 prices €m)
Time Period
Convenience Comparison
Low High Low High
2008 – 2012 100.7 137.4 168.8 218.0
2012 – 2015 62.3 97.8 115.5 166.7
Total 2008 - 2015 163.0 235.2 284.3 384.8
2015 - 2020 106.7 182.7 205.6 322.9
County Louth Retail Strategy
March 2009 60
Source: Tom Phillips + Associates (2008)
7.6 Extant Permissions
Table 7.3 does not take account of any additional planning permissions
granted and/or built in the period since 2002. Given the rapidity of the level
of retail floorspace expansion witnessed in the Study Area the updated
floorspace surveys (discussed in Sections 3 and 5 of this Report) play an
important role in taking account of key retailing developments which have
commenced trading since 2002 and which have at least been trading for
twelve months in order to establish a permanent pattern of trading. Our
updated floorspace assessments have already accounted for:
Scotch Hall Shopping Centre (Phase 1);
The element of the St. Laurence Town Centre which was open for
trading in March 2008;
Lidl, Donore Road and Aldi, Trinity Street both located in Drogheda;
The Drogheda and M1 Retail Parks;
Redevelopment of SuperValu in Ardee;
The Dunnes Stores located on the Inner Relief Road in Dundalk;
Lidl in Dundalk;
Marshes Shopping Centre in Dundalk;
Northlink Business Park; and
Dundalk Retail Park.
In considering retail developments not yet trading minimum size thresholds of
1,000 sq m net convenience and 1,750 sq m net comparison have been
applied. These thresholds are broadly consistent with other county retail
strategies. Where extant permissions include anchor convenience floorspace
above our convenience threshold with smaller levels of associated
comparison floorspace (below our comparison threshold level) we include all
floorspace to ensure accuracy and consistency of data. It should be noted
that only planning applications which have fully completed the planning
process (including the resolution of appeals by An Bord Pleanála) are
included in our assessment.
It is also important to recognise that the identification of detailed floorspace
information from extant permissions is dependent on a degree of professional
judgement due to the difficulties in obtaining actual floorspace breakdowns.
This is a particular issue relating to traditional industrial floorspace and its
conversion to bulky/retail warehousing type outlets.
Our assessment identifies convenience floorspace with an estimated annual
turnover of €83.2 million per annum and comparison/bulky floorspace with an
estimated annual retail turnover of €172.9 million which have either not yet
County Louth Retail Strategy
March 2009 61
commenced trading, or which have not yet established a permanent pattern
of trading.
The assumptions regarding the effect of turnover efficiency growth on
additional expenditure potential are based on the approaches used in other
retail strategies. Based on this experience, we assume that convenience
floorspace is operating reasonably efficiently and that is no scope for
improvements in turnover efficiency. For comparison floorspace (both existing
and extant), we assume that there is scope for growth of 1% per annum and
this is anticipated to capture additional comparison expenditure of:
€11.1m for 2008 – 2012
€12.5m for 2012 – 2015
€21.8m for 2015 – 2020.
7.7 Net Additional Expenditure Potential
Subtracting the extant permissions and the turnover efficiency from the data
contained in Table 7.3 results in the provision of estimates for Net Expenditure
Potential. This information is set out in Table 7.4.
Table 7.4
Net Expenditure Capacity in the Study Area (2005 prices €m)
Time Period
Convenience Comparison
Low High Low High
2008 – 2012 17.5 54.2 -15.3 34.0
2012 – 2015 62.3 97.8 102.9 154.2
Total 2008 - 2015 79.8 152.0 87.6 188.1
2015 - 2020 106.7 182.7 183.8 301.0
Source: Tom Phillips + Associates (2008)
7.8 Turnover Ratios and Capacity Potential
The application of weighted turnover ratios to the Net Expenditure Capacity
figures set out in Table 7.4 determine the indicative amount of floorspace that
is required to accommodate the anticipated increases in retail expenditure in
the period to 2020. The weighted turnover ratios are designed to
acknowledge that new floorspace coming on stream will be a variety of
differing formats from large convenience supermarkets to petrol station
convenience outlets. These ratios amount to €14,020 and €6,194 per sq m for
convenience and comparison floorspace respectively.
Issues of over or under trading are not embedded into this assessment as any
conclusions drawn would not possess the required degree of statistical
robustness. This is due to the fact that floorspace surveys have been carried
out in the centres of Dundalk, Drogheda and Ardee only. The consideration
of over or under trading would also require the provision of floorspace
information for a significant number of smaller centres in the Study Area, this is
particularly relevant in light of the expanding nature of many of these
settlements.
County Louth Retail Strategy
March 2009 62
Table 7.5 sets out the Indicative Net Floorspace Potential in the Study Area for
the period up to 2020.
Table 7.5
Indicative Net Floorspace Potential in the Study Area
(2005 prices, sq m )
Time Period
Convenience Comparison
Low High Low High
2008 – 2012 1,248 3,866 -2,462 5,483
2012 – 2015 4,442 6,975 16,614 24,895
Total 2008 - 2015 5,690 10,842 14,151 30,378
2015 - 2020 7,610 13,031 29,668 48,603
Source: Tom Phillips + Associates (2008)
The data illustrates that up to 2012 there is spare capacity for convenience
and comparison floorspace in the Study Area of up to 3,866 sq m and 5,483 sq
m respectively. This reflects the very large quantum of retail floorspace which
has opened for trading or been granted permission in the period since 2002.
However, capacity for up to 6,975 sq m convenience floorspace and 24,895
sq m of comparison floorpsace emerges in the period 2012 – 2015. As noted
in Section 4 of this Report, the high scenario is based on the assumption that
both Dundalk and Drogheda will attain the specific population targets set out
in the RPGBR.
7.9 Conclusions
The capacity assessment represents a broad analysis of the requirement for
additional new floorspace. It is based on the latest available economic,
demographic and planning data – both quantitative and qualitative – and
should be recognised as providing an indicative level of guidance. It is not
intended to place a definitive cap for future retail development in the Study
Area. However, the development of specific objectives and the identification
of the key issues facing the future retail development of the Study Area must
be considered in the context of the capacity assessment outlined above. This
is considered in Sections 8 and 9 of this Report.
Overall, the capacity assessment indicates levels of spare capacity for
additional retail floorspace in the overall period from 2008 - 2020. This assumes
that the Study Area improves its ability to stem expenditure leakage and
increase expenditure inflows over the period to 2020.
Given current levels of retail provision and overarching policy guidance, the
introduction of an additional supermarket in Ardee and the development of
additional middle to higher order comparison floorspace in Dundalk Town
Centre should be accorded priority.
County Louth Retail Strategy
March 2009 63
8.0 STRATEGIC FRAMEWORK
8.1 Introduction
In this section we identify the Strategic Framework which forms the basis of our
town specific policies set out in Section 9. In particular, analysis is undertaken
in order to identify and take full account of:
i. The Unique Strategic Location of the Study Area;
ii. Placing the Study Area‟s/County Louth‟s Retail Offer in Context;
iii. Identifying the Impact of Gateway and Primary Development Centre
Designations on the Retailing Offer of Dundalk and Drogheda;
iv. Key Retail Objectives; and
v. Confirmation of the retail hierarchy and the identification of
applicable types of retail floorspace.
8.2 Unique Strategic Location
The M1 Motorway from Dublin to north of the border opened in August 2007
with a new dual carriageway bypass of Newry currently under construction
(as of early 2008). Consultations with the Road Service of Northern Ireland
indicate an overall objective of the provision of a full dual carriageway route
linking the border south of Newry to Lisburn by 2010. Public transport provision
has also expanded substantially in the period since the mid 1990‟s primarily
driven by the continuing development of the Enterprise and Commuter rail
services.
The spatial distribution within the Study Area – Dundalk and Drogheda
anchoring the northern and southern portions respectively – further amplify
the unique challenges facing the Study Area as a retail location when
compared to other border counties. It is acknowledged that the location of
the Study Area close to the border and potential Euro/Sterling exchange rate
variations make it particularly susceptible to retail expenditure leakage, a
situation exacerbated by the proximity of Dublin City Centre and Suburban
shopping locations to the south of the Study Area. However, the location of
the Study Area along key road and rail transport arteries also makes it
extremely well placed to benefit strategically from enhanced retail
expenditure inflows. Issues relating to this are headlined and discussed below.
i. Leakage to the North of Ireland: almost exclusively pertains to retail
expenditure flows to Newry. The sub county approach of our Household
Surveys (see Appendix C) illustrates that the attraction of Newry as a retail
location is overwhelmingly centred on North County Louth and Dundalk area
residents. In 2008 this attraction remains strong - particularly for
clothing/footwear shopping. Overall the perception exists that Newry is
having a significant negative effect, particularly on Dundalk‟s retail status, a
feeling likely to be reinforced by the road based improvements identified
above as highlighted in the responses to the Dundalk Shopper Survey. The
evolution of Newry as a Gateway City in the Regional Development Strategy
for Northern Ireland (2001) with a strong retail base highlights the need for
County Louth Retail Strategy
March 2009 64
Dundalk, as a Gateway in the Border Region, to further develop its retail offer
before further retail led development in Newry takes place. As highlighted in
Sections 1.4 and 6.6 of this Strategy the levels of retail expenditure leakage to
Northern Ireland have increased in the period since 2007. Having regard to
the fact that exchange rate and national taxation issues (e.g. VAT) lie outside
the remit of the relevant Local Authorities it is imperative that retail planning
policies be put in place to best equip County Louth to compete as efficiently
as possible with retail locations in Northern Ireland;
ii. Impact of Euro/Sterling Exchange Rate Fluctuations: Since January 2003 the
euro has traded consistently in the range 60p – 75p sterling. However, interest
rate differentials between the euro zone and the U.K. in the period since mid
2007 have increased the potential of the euro reaching 85 - 99p sterling in the
short to medium term. A feature of retailing in Newry is that many retailers
offer „euro friendly‟ exchange rates to encourage southern shoppers. In the
absence of a major external economic shock to the British or Euro Zone
economies it is likely that currency movements will be limited to the above
range over the medium term. This Review does not anticipate any movement
on Northern Ireland joining the Euro currency area in the period up to 2015
and as a result the attraction of Newry will remain relatively constant for the
foreseeable future. Conversely, the Euro/Sterling exchange rate
(notwithstanding the recent rise of the Euro) continues to provide an
opportunity for southern retailers, particularly in Dundalk, to actively target
Northern Ireland consumers. However, no coherent policy currently exists in
relation to this;
iii. Leakage to Dublin City Centre and Suburban Locations: The results of our
household and shopper surveys illustrate that the rapid expansion of
Drogheda‟s retail offer in the period since 2002 has succeeded, to a large
extent, in providing a counter weight to the attraction of Dublin City Centre
and Suburbs as retail locations. Dublin locations remain a draw for bulky
goods, but this has decreased as the retail parks in Drogheda establish a
permanent pattern of trading. The openings of the southern elements of the
M1 Motorway, rather than increasing leakage out of the Study Area have
increased the attraction of Drogheda as the key retail provider in South Louth,
East Meath and North Dublin. Given the ongoing growth of Drogheda as a
key residential and business location it will be a requirement to further develop
its retail offer in line with its developing role in the wider Region(s);
iv. Inflows into the Study Area: The M1 transport corridor provides a level of
private and public transport accessibility which makes the Study Area
extremely well placed to strategically benefit from an enhanced inflow of
trade. The challenge for Dundalk is to utilise the M1 artery in such a way as to
stimulate the quality of retail floorspace and town centre environment that will
attract shoppers from nearby competing centres and surrounding counties on
a regular basis. The redevelopment of key sites within the town centre will be
an underpinning factor for the further development of Dundalk as a regional
retailing centre. Regarding Drogheda, the key challenge is to ensure that
Drogheda Town Centre remains the core commercial area in the Greater
Drogheda area, particularly in light of the continuing expansion of its southern
suburbs and the emerging planning framework for this area.
County Louth Retail Strategy
March 2009 65
8.3 Placing the Study Area’s and County Louth’s Retail Offer in Context
The identification of the present retail offer in the Study Area and County
Louth in the context of the retail offer of other counties in Ireland is an
important consideration in our formulation of sustainable retail objectives for
the Study Area, particularly with regard to the significant amount of retail
development to have taken place in the Study Area since 2002.
Research undertaken by Jones Lang LaSalle, one of the key researchers into
the retail and commercial property markets in Ireland, identify County Louth
as currently having one of the highest concentrations of shopping centre and
retail park floorspace per head of population in the Republic of Ireland. It
should be noted that the inclusion of the elements of our Study Area located
in County Meath would have the effect of reducing the overall per capita
figures. However, as a basis of assessment the approach of considering
County Louth only remains valid as it accounts for the vast majority of overall
population and retail floorspace provision in the Study Area.
Table 8.1 sets out that County Louth has 1,450 sq m of shopping centre
floorspace per „000 capita. This represents the highest concentration of
shopping centre floorspace of any County in the Republic of Ireland. Table
8.1 further details this information in the context of a range of comparator
Counties. Similar to County Louth the comparators chosen are all located in,
or in close proximity to, the Greater Dublin Area and have all experienced
rapid levels of population growth in the period since 1996.
Table 8.1
Comparison of the Concentration of Shopping Centre Floorspace
(sq m per ‘000 capita)
County Shopping Centre Floorspace per
‘000 Capita
Louth 1,450 sq m Comparators:
Dublin 873 sq m
Kildare 600 sq m
Laois 625 sq m
Meath 103 sq m
Westmeath 827 sq m
Carlow 1,128 sq m
Source: Jones Lang LaSalle (2007)
The high concentration of shopping centre floorspace in County Louth is
reflective of:
i. County Louth‟s unique spatial distribution – the regionally important
centres of Dundalk and Drogheda anchoring the north and south of
the County respectively;
ii. The high proportion of shopping centre floorspace to have opened in
the County since 2002; and
iii. Its location along the M1 transport corridor with highly developed
road and public transport links to the Greater Dublin Area, thereby
increasing its attractiveness as a residential and retail location.
County Louth Retail Strategy
March 2009 66
In effect, the quantum of shopping centre floorspace in County Louth is
reflective of the importance of Dundalk and Drogheda in the context of both
the NSS and the National Development Plan. A key comparator for County
Louth is County Westmeath in which Mullingar and Athlone are designated
„linked gateways‟ in the NSS along with Tullamore in County Offaly. County
Westmeath is also located upon the M4/N6 strategic transport corridor and
has an established commuter population. As noted, Westmeath possesses a
concentration of shopping centre floorspace approximately 43% less than
that evidenced in County Louth. This data highlights that the expansion of
shopping centre floorpsace in County Louth since 2002 has provided County
Louth with the highest concentration of such floorspace in the entire Country.
Regarding retail warehousing, our consultations with key actors in the
commercial property market indicate that County Louth also has one of the
highest concentrations of retail warehousing floorspace in the Country. These
consultations have highlighted that the supply of retail warehouse type
floorspace is now very close to meeting demand in the key centres of
Dundalk and Drogheda. This also indicates that although actual consumer
sentiment may favour additional retail warehousing type facilities, actual let-
ability is becoming a crucial factor. This is primarily driven by the relatively
small number of traditional retail park anchor stores (Woodies, Atlantic
Homecare, B&Q, 4Home Superstores) which are a prerequisite for a successful
development of this type.
Figure 8.1 indicates that County Louth has the second highest concentration
of retail park floorspace in the Republic of Ireland.
Figure 8.1
Comparison of the Concentration of Retail Park
Floorspace (sq m per ‘000 capita)
County Louth Retail Strategy
March 2009 67
The relatively high concentration of retail park floorspace in County Louth
reflects the quantum of this type of retail floorspace which has come on
stream in both Dundalk and Drogheda since 2002. County Louth currently has
454 sq m of retail park floorspace per „000 capita which is in excess of the 318
sq m per „000 capita evident in its key comparator of County Westmeath.
Overall, the quantum of new floorspace which has come on stream since
2002 has been of such an extent as to alter the key debate regarding the
requirement for additional retail floorspace. The key issue now relates not
simply to the need for additional retail floorspace, but rather concerns the
quality of the retail space required and the overriding requirement to support,
and where necessary enhance, existing core retail areas.
8.4 Impact of National and Regional Designations on the Retail Offer of Dundalk
and Drogheda
8.4.1 Dundalk
As highlighted in Section 2, Dundalk is a Gateway centre in the Border Region
and has a key role to play in developing a sustainable pattern of
development in the north east sub region comprising Counties Louth,
Monaghan and Cavan. In particular, Dundalk is designated to act as the
Gateway Centre for the Hubs of Monaghan Town/Cavan Town and
surrounding smaller centres. This designation necessitates Dundalk develop as
the prime retail and commercial centre in the north east area providing a
range of retailing facilities broadly comparable to other Gateway locations
such as Sligo, Galway and Limerick.
With regard to retail planning, a key requirement of this Report is to promote
specific policies and actions to reinforce the vision of Gateway centres set out
in the NSS and RPGBR and strengthened considerably in the National
Development Plan 2007-2013. However, the update and review of the
baseline information set out in Sections 3 – 6 of this Report highlights that
Dundalk is not currently fulfilling this Gateway role in a retailing context. For
example, Section 6.2.1 highlights that just 5% of Dundalk Shopper Survey
respondents currently come from Counties Cavan and Monaghan.
From the information provided in Sections 3 – 6 it is apparent that the historical
retail development of Dundalk has been hindered by a combination of its
proximity to Newry, poor perceptions of its retail potential on the part of
international retailers and a relatively under utilised town centre environment.
There are, subsequently, a number of key issues which require to be
addressed in order for Dundalk to fulfil its Gateway role within the wider
Region. These primarily relate to:
i. The need for Dundalk to establish its own coherent brand as an
attractive, easy accessible and competitive retail location;
ii. The requirement to significantly strengthen the retail offer and general
town centre uses of the town centre area, particularly in the areas of
middle/higher order major space comparison users (department
stores) and national/international clothing and footwear multiple
operators. This should be achieved through a combination of the
County Louth Retail Strategy
March 2009 68
redevelopment of currently under utilised town centre sites and edge
of centre expansion in the Town Centre Expansion Area; and
iii. The need to maintain retailing as a core function on the Long Walk
and Clanbrassil Street.
The perception exists that the traditional core retail functions of Clanbrassil
Street and the Long Walk have been compromised due to the lack of
investment in this area in recent years. This is consistent with findings of our
shopper surveys which indicate a marked decline in the preference for town
centre shopping since 2002 and a significant increase in the number of non
retail units operating along Clanbrassil Street. Therefore key challenges facing
Dundalk in a retail planning context are:
The need for the Town Council to adopt a pro-active development
approach in the Long Walk/Clanbrassil Street area in order to
stimulate retail investment and resist the proliferation of non retail uses;
Ensuring that the evolution of Dundalk Retail Park and its surrounds
complements, rather than detracts from, town centre retail uses in
Dundalk Town Centre;
Ensuring that further retail development in the town centre provides a
mix and range of convenience, comparison and non retail floorspace
including bars/restaurants/cafes which strengthens the overall
attraction of the town and does not simply involve the relocation of
retailers already represented in the area; and
Balancing the retail needs of its expanding suburbs with the objective
of maintaining Dundalk Town Centre as the key retail location in its
wider north east region.
8.4.2 Drogheda
As noted in Section 2 of this Report, the NSS, RPGB and the Planning Strategy
for the Greater Drogheda Area all acknowledge that Drogheda undertakes
an important Cross Regional Role as a key urban centre servicing elements of
both the Border and Greater Dublin Area Regions, in particular South Louth,
East Meath and North Dublin. The designation of Drogheda as a Primary
Development Centre in the RPGB explicitly provides for a self sustaining level
of growth. This designation necessitates Drogheda develop as the prime retail
and commercial centre in the South Louth, East Meath and North Dublin area.
In a retailing context, Drogheda is regarded as an attractive location for
national and international retailers.
The continued expansion of Drogheda‟s southern hinterland located in
County Meath are a key element in Drogheda developing into a sustainable
Primary Development Centre as set down in the NSS and RPGBR. These areas
require retail needs to be met locally on a scale that is appropriate with the
overall objective of maintaining Drogheda Town Centre as the focal point for
retailing activity. The Planning Strategy for the Greater Drogheda Area is an
important first step in setting out a coherent spatial strategy for this area – a
similar approach is required in order to co-ordinate and balance future retail
developments in the Greater Drogheda Area.
County Louth Retail Strategy
March 2009 69
With regard to Drogheda the successful development of previously
underutilised town centre and edge-of-centre sites – Scotch Hall (including
Phase 2) and St. Laurence Town Centre – has enabled the vast majority of
main food and comparison retail functions to be retained within the wider
town centre area. This has been complemented by the development of
dedicated out of centre retail warehousing parks, which have strengthened
the overall attraction of Drogheda as a retail location. A key component of
the overall Scotch Hall development and the redevelopment of large portions
of Dyer Street has been the integration of retail, residential and other uses.
Moving forward the primary challenges facing Drogheda relate to:
The maintenance of West Street as a primary shopping area in
Drogheda;
Ensuring that the further development of town centre retail floorspace
is equitably distributed in order to avoid the creation of „retail free‟
locations in the town centre, particularly along the western element of
West St;
Integrating developing tourism uses along the quays and back lane
areas with town centre retail uses including the provision of more
dedicated pedestrian linkages (such as the Meatmarket);
Ensuring that further retail development in the town centre provides a
mix and range of convenience and comparison floorspace which
strengthens the overall retail attraction of the town and does not
simply involve the relocation of retailers already represented in the
area; and
Balancing the retail needs of its expanding suburbs (including areas in
County Meath) and the demand for increased out-of-centre retail
warehouse floorspace with the objective of maintaining Drogheda
Town Centre as the key retail location.
8.5 Key Retail Objectives
The identification of the primary strengths and weaknesses impacting upon
the attraction of the Study Area as a retail location enable the designation of
key retail objectives. These objectives provide a clear definition of the
purpose of the Report and what it is intended to achieve. The key overall
retail objectives are:
Objective 1:
To improve and develop further the retail attraction and profile of Dundalk
as a Regional Gateway while preserving and enhancing the role of
Dundalk as the primary location for retail activity in the wider north east
Region including Counties Cavan and Monaghan and the surrounding
hinterland in Northern Ireland
Objective 2:
To improve further the retail attraction and profile of Drogheda as a
regionally important Primary Development Centre within both the Border
and Greater Dublin Area Regions and to ensure that Drogheda remains
County Louth Retail Strategy
March 2009 70
the primary location for retail activity within its South Louth, East Meath
and North Dublin catchment area.
Objective 3:
To provide for the continuing development of retail activity in Ardee so has
to meet the primary retailing requirements of its rapidly expanding
population.
Objective 4:
To actively support the maintenance and enhancement of Clanbrassil
Street and West Street as primary retail areas in Dundalk and Drogheda
respectively.
Objective 5:
To place the onus on developers/retailers to clearly illustrate how
proposed significant retail schemes will improve the retail profile of the
centre considered and enhance existing town centre retail uses.
Objective 6:
To identify firstly, then provide recommendations to reduce retail
expenditure leakages from the Study Area by providing the means to
strengthen the range and quality the Study Area‟s retail offer.
Objective 7:
To harness the strengths of the Study Area‟s transport infrastructure to
promote the development of a balanced and evenly distributed retail
offer in the regionally important centres of Dundalk and Drogheda so as to
increase overall retail inflows into the Study Area.
Objective 8:
To promote actively the redevelopment and regeneration of suitable
locations for town centre and retail uses as consistent with the Sequential
Approach and to ensure they provide good linkages with existing retail
developments.
Objective 9:
To develop the retail attraction of Dundalk and Drogheda within the
settlement hierarchy set out in NSS/RPGBR and reinforced in the National
Development Plan including the attainment of the specific demographic
targets set out in the RPGBR.
Objective 10:
To encourage innovation and diversification in the Study Area‟s retail offer
and profile.
Objective 11:
To facilitate the location of tourist related retail developments at suitable
locations within the County.
8.6 Retail Hierarchy and Applicable Retail Floorspace
The period since 2002 has witnessed the publication of the NSS and RPGBR
settlement hierarchies which underpin the importance of Dundalk and
Drogheda in the Border Region. Given this statutory framework it has become
increasingly important to apply a coherent retail hierarchy, not just to Dundalk
County Louth Retail Strategy
March 2009 71
and Drogheda, but also to the rapidly expanding centre of Ardee. Ardee is
further defined, along with Dunleer, as being a Level 2 Centre within the Louth
County Development Plan 2003 - 2009 settlement hierarchy and is noted as
providing an extensive range of service and employment opportunities for its
inhabitants and its rural hinterland. On the basis of this, it is recommended
that the County Retail Hierarchy set out in Table 8.2 be adopted.
Table 8.2
Retail Hierarchy
Level Centre
Level 1:
County Town Centre of Regional
Importance
Dundalk and Environs
Drogheda and Environs
Level 2:
Sub County Town Centre
Ardee
Level 3:
Town Centre
Carlingford, Cullen and
Dunleer
Level 4:
Smaller Towns and Villages
All Other Centres
Source: Tom Phillips + Associates (2008).
In terms of appropriate retail provision it must be noted that this Strategy does
not seek to inhibit smaller scale retail development in other centres in the
Study Area, but rather it should be seen as an explicit aim of this Strategy to
encourage retail developments in smaller settlements as appropriate to their
population size, location and traditional built environment. Table 8.3 provides
guidance only on how the Retail Strategy defines the distribution of retail
floorspace within the Retail Hierarchy.
Table 8.3
Appropriate Shopping Provision Type of
Centre
High Order
Comparison
Middle Order
Comparison
Low Order
Comparison
Superstore Super-
market
Retail
W’housing
Parks
County
Towns
Yes
Yes
Yes
Yes
Yes
Yes
Sub
County
Towns
No
Yes
Yes
No
Yes
No*
Town
Centres
No
No
Yes
No
Yes
No
Smaller
Towns and
Villages
No
No
Yes
No
Yes
No Note: * Applications for individual bulky goods retailing units in these areas should be
assessed against the criteria for assessment set out in Section 9.8.
Source: Tom Phillips + Associates (2008).
Therefore, in terms of appropriate shopping provision the Level 2 Sub County
Town Centre of Ardee should continue to develop its convenience retail offer
in tandem with its expanding population. This Report finds that Ardee is not
suitable for retail warehouse park type development in the medium term. The
County Louth Retail Strategy
March 2009 72
development and expansion of Ardee‟s comparison offer should be closely
linked to the evolution of the town‟s largely untapped tourist potential.
With regard to the designated Level 3 Town Centres the priority should be to
ensure that these areas cater sufficiently for the basic convenience and lower
order comparison requirements of their rapidly expanding populations.
8.7 Conclusion
Based on the issues, overall objectives and retail hierarchy set out in this
section it is possible to define a coherent and realistic set of retail policies for
the town centres of Dundalk, Drogheda and Ardee. These are highlighted in
the proceeding Section.
County Louth Retail Strategy
March 2009 73
9.0 RETAIL STRATEGY
9.1 Introduction
In the preparation of retail policies due regard is given to the key findings of
both our quantitative and qualitative assessments contained in Sections 2 – 8
of this Report which quantify and analyse key changes and emerging trends
in the retail environment of the Study Area in the period since 2002. Therefore,
this Section contains:
i. Identification of core shopping areas;
ii. Town centre and general retail policies;
iii. Setting out the thresholds for significant retail developments; and
iv. Identification of criteria for assessing future significant retail
developments.
It should be noted that whilst this Retail Strategy is based on an analysis of
current retailing policies, trends and objectives, the requirement for additional
retail services, including the provision of District Centres, will be kept under
review.
9.2 Core Retail Areas
Core Shopping Areas are defined as the area including and immediate to the
„prime pitch‟. This is the area that achieves the highest rentals, best yields and
is highest in demand from retailers/operators/developers and has the highest
footfall of shoppers.
The importance of defining Core Shopping Areas is based on the application
of the Sequential Approach as set out in the RPG. The Sequential Approach
sets down that priority should be given to locating new retail development
within town centres. If town centre locations are not readily available within a
reasonable and timescale then edge-of-centre sites should be accorded
priority. These are defined in the RPG as sites located within 300 – 400 metres
of the Core Shopping Area. Only after these options are exhausted should
out-of-centre locations be considered. Therefore, in order to apply the
Sequential Approach accurately it is imperative to define Core Shopping
Areas.
9.3 Dundalk
9.3.1 Core Retail Area and Redevelopment Opportunities
The designation of the Core Retail Area of Dundalk takes account of the real
changes that have impacted directly upon the level of retailer representation
and actual pedestrian flows around the town centre. Primarily, this relates to
the opening of the Marshes Shopping Centre, the increase in non retail uses
on Clanbrassil Street and the real requirement to ensure strong pedestrian
linkages from Ramparts Road to the traditional shopping core of Clanbrassil
Street, Park Street and the Long Walk.
County Louth Retail Strategy
March 2009 74
In addition, a key weakness of the current retail offer of Dundalk Town Centre
is the lack of prime retail street frontages linking the core attractors of Tesco
and Superquinn on the Long Walk, Dunnes Stores in Marshes Shopping Centre
and the Tesco in Dundalk Shopping Centre.
Within Dundalk Town Centre there remains several potential redevelopment
sites including the Long Walk and Carroll Village Shopping Centres (including
adjacent car parks and adjacent lands to the east of the Long Walk), the
Clanbrassil Shopping Centre (including adjacent lands fronting onto the Long
Walk), Williamsons Mall and the Dundalk Shopping Centre. In particular, the
redevelopment of the Long Walk, Clanbrassil and Carroll Village Shopping
Centre sites offers the potential to create a retail anchored development in
the northern element of Dundalk Town Centre. Such a development would
enable better integration of the Long Walk/Clanbrassil Street areas and
provide a balance to the Marshes Shopping Centre and associated
developments on Ramparts Road.
A further purpose of defining a Core Shopping Area is to aid the Council in
attaining its goal of ensuring Dundalk Town Centre remains the primary focus
of retail activity within the town while integrating the northern and southern
elements of the core retail area. This point is particularly relevant in light of the
increasing pressures for out-of-town centre retail development. Therefore, the
identification of Dundalk‟s Core Shopping Area also aims to stimulate
investment within elements of the identified area which may possess a high
level of pedestrian footfall, but may not, in their current state of development,
provide a comparable level of retail attraction. Figure 9.1 sets out the Core
Retail Areas for Dundalk.
County Louth Retail Strategy
March 2009 75
Figure 9.1
Dundalk Core Shopping Areas
Source: Dundalk Town Council (2008) and Tom Phillips + Associates (2008)
9.3.2 Town Centre Expansion Area
The development of the town centre expansion area (as defined in the
Dundalk Development Plan) will benefit from its proximity to the Marshes
Shopping Centre and a redeveloped Williamsons Mall. This area has the
potential to cater for the large floor plates of national and international
comparison and convenience retailers in the short term and therefore
possesses the potential to increase the attractiveness of Dundalk Town Centre
as a quality retail location, particularly for clothing and footwear shopping.
However, a key consideration in the development of this area is the creation
of attractive, easily accessible pedestrian linkages to both the Marshes
Key:
Core Retail Area
County Louth Retail Strategy
March 2009 76
Shopping Centre and Earl Street via Williamsons Mall, thereby ensuring a high
level of pedestrian permeability.
The final quantum and mix of retail floorspace proposed should be based on
actual market realities and intensive market research should be undertaken
by the developer as to the viability of the retail floorspace proposed,
particularly in light of issues identified in Section 8 regarding actual let-ability.
The level of retail space proposed should be of the necessary quantum to
improve the attractiveness of Dundalk Town Centre as a key retail location.
These proposals should be wholly consistent with the relevant retail objectives,
recommendations and assessment criteria set out in this Strategy.
9.3.3 Dundalk – Retail Policies
A key requirement of the Retail Policies in this Strategy is to enhance the
quality of Dundalk‟s Town Centre uses in order to reverse the decline in the
preference for town centre shopping witnessed in the period since 2002,
support the revitalisation of Clanbrassil Street/Long Walk and increase
Dundalk‟s wider retail profile as befitting its „Gateway‟ designation. The
following sets out Retail Policies for Dundalk consistent with the key issues and
overall retail objectives identified in Section 8 of this Report:
Policy 1 – Town Centre
It is the policy of Strategy to actively promote the development and
enhancement of retail floorspace in Dundalk Town Centre and its designated
expansion area as befitting its Gateway status in the NSS and RPGBR.
Policy 2 – Core Retail Area
It is the policy of this Strategy that the loss of convenience or comparison
floorspace in the core retail area should be resisted and the amalgamation of
units on Clanbrassil Street permitted in order to facilitate retail development,
subject to retaining the architectural character of the street. In particular,
change of use from retail to non retail uses should be resisted.
It is the policy of this Strategy to impose restrictions on a variety of uses which
are incompatible with the core retail area‟s role as a primary retail
thoroughfare. These uses will include, but is not limited to, bookmakers, off
licences, fast food operators, discount comparison units and ground floor
office units.
Policy 3 – Town Centre Expansion Area
It is the policy of this Strategy to encourage development in this area taking
account of the redevelopment of Williamsons Mall in order to ensure
permeability with the traditional core retail area.
Development should include a quantum of high quality comparison retail
floorspace of the necessary scale to improve the attractiveness of Dundalk
Town Centre in the wider Region. Development of this area should
County Louth Retail Strategy
March 2009 77
incorporate attractive, easily accessible pedestrian linkages to both Marshes
Shopping Centre and Earl Street via Williamsons Mall.
Policy 4 – Pedestrian Access
This Strategy acknowledges the enhancement of pedestrian/cyclist
accessibility as a key requirement in improving the attractiveness of Dundalk
Town Centre as a commercial location. In particular, a key requirement is to
improve pedestrian permeability from Marshes Shopping Centre and the Town
Centre Expansion Area to Clanbrassil Street and the Long Walk. This will
enable greater integration of the traditional retailing core with developing
areas along Ramparts Road.
Consistent with the recommendations of the Dundalk Town Centre
Transportation Study it is a policy of this Strategy that a phased introduction of
pedestrian friendly measures on Clanbrassil Street, Market Square and Park
Street be implemented. Consultations should take place to ensure that
adequate car parking facilities are available in close proximity to the
proposed areas.
Policy 5 – Dundalk as a Retail Brand
It is the policy of this Strategy that the formulation of a coherent policy aimed
at attracting both southern and northern Irish residents to Dundalk for retailing
purposes. This will form part of the Dundalk brand for marketing purposes and
should comprise an integrated offer including town centre retailers, shopping
centres and out of centre retail parks.
Specific actions which should be considered include the introduction of
„sterling friendly‟ offers, free car parking/late opening on designated days,
Sunday opening and complementary offers in cafés/restaurants/hotels
including associated commercial leisure attractions – such as the Ice Dome
and all weather race track. In order to fully capitalise on the development of
integrated branding this Strategy recommends the creation of a specific
marketing/promotion position to drive forward the development of the
Dundalk as a retail location including investigating the potential of the
Gateways Innovation Fund to contribute to the improving the profile of
Dundalk as a commercial location.
Policy 6 – Dundalk as a Regional Shopping Destination
It is the policy of this Strategy to promote Dundalk as a Regional Shopping
Destination. Therefore, proposals for retail development of such a scale and
nature that will demonstrate a significant regional draw will be considered on
suitable sites in Dundalk and Environs where it has been clearly demonstrated
that the proposed development:
i. Is of sufficient scale or specialised nature to draw customers from a
large regional catchment;
ii. Does not replicate identical retail footprints or stores currently available
in the town centre;
County Louth Retail Strategy
March 2009 78
iii. A detailed sequential approach to site selection is taken;
iv. Does not damage the vitality and viability of the existing town centre;
and
v. Takes full account of the other Criteria for Assessment set out in Section
9.8 of this Strategy.
Policy 7 – Retail Warehousing
This Strategy highlights the significant expansion of retail warehousing in
Dundalk in the period since 2002 and identifies that Dundalk has currently
attained a level of retail warehousing provision sufficient to cater for its
projected 2012 population.
It is a policy of this Strategy that in considering applications for further retail
warehousing development the consideration of actual let-ability, retail impact
and cumulative retail impact on the town centre and other retail parks will
determine the scope for additional retail warehouse floorspace and not this
Strategy‟s broad review of the requirement for additional floorspace.
Policy 8 –Retail Parks
Retail Parks normally consist of 3 no. of more retail warehousing units. They are
not generally considered suitable for town centre locations and therefore are
permitted at edge of centre or out of centre locations where there is good
accessibility and adequate car parking. Retail Parks do not pose a threat to
existing town centres provided that the goods sold are limited to bulky goods
or to goods sold in bulk. Permitted uses within Retail Parks will be confined to
bulky goods as described in the Retail Planning Guidelines or to such
specialist, large scale retailing of Regional or National importance as
described in Policy no. 6 above.
Regarding proposals of this type, the onus will be on applicant to clearly
demonstrate consistency with the criteria set out in Section 9.8 of this Strategy.
In assessing applications of this type, the principle concern will be to protect
the retail primacy of Dundalk Town Centre.
Policy 9 – New Emerging Communities
This Strategy recognises the significant population growth targets for Dundalk
set out in relevant National and Regional Frameworks. It is the Policy of this
Strategy that a number of local centres (neighbourhood centres and in some
cases a small district centre), should be provided to meet the basic
convenience and lower order comparison requirements of rapidly expanding
residential areas. Suitable locations for these centres should be identified in
the forthcoming development plan.
It is the policy of this Strategy that applications of this type must demonstrate
they are in accordance with the criteria for assessing significant retail
developments set out in Section 9.8 of this Report. In particular, the onus will
be on the applicant to demonstrate that the scale of the proposal is
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March 2009 79
commensurate with local need and will not provide a scale of retail attraction
to impact or displace the position of Dundalk Town Centre to further develop
as the primary retailing centre in the wider area, particularly for middle to
higher order comparison goods.
It is important that close consultations between the Council(s) be undertaken
so as to ensure that local centres are located only where there is a
commensurate need and to avoid the local centres having a detrimental
impact upon existing neighbourhood retail facilities.
Policy 9 – Discount Foodstores
It is the policy of this Strategy to acknowledge the role played by discount
food stores in extending the choice and range of retailing facilities and notes
the potential of discount food stores to effectively anchor smaller centres or
local neighbourhood centres as set out in paragraph 76 of the RPG. The
Council(s) should ensure regard is given to maintaining a balanced
distribution of discount convenience floorspace throughout the Greater
Dundalk Area.
Policy 10 – Local Shops and Petrol Stations
It is the policy of this Strategy that - consistent with Paragraph 95 of the RPG -
where a planning authority can substantiate clearly the local importance of
local shops in defined local centres, they should safeguard them in
development plans, through appropriate land-use zoning.
Consistent with Paragraphs 96 – 98 of the RPG it is the policy of this Strategy
that where retail space in excess of 100 sq m net of net retail sales area is
associated with petrol filling facilities then the application of the sequential
approach to retail development should apply.
Policy 11 – Non Application of the Retail Warehouse Cap
As noted in Section 2.2.1 of this Report, the Retail Planning Guidelines provides
for the non - application of the 6,000 sq m gross floorspace cap on the size of
individual retail warehouse units in Integrated Area Plan areas within National
Spatial Strategy (NSS) „Gateways‟. Due to the fact that the NSS designates
Dundalk Gateway status, it is possible that this RPG floorspace cap may factor
into the consideration of large retail developments. It is the policy of this
Strategy that any such application be assessed against the specific criteria set
out in Paragraph 84d of the Retail Planning Guidelines and the criteria for
assessment set out in Section 9.8 of this Report.
9.4 Drogheda
9.4.1 Core Retail Area
The identification of the Core Shopping Area of Drogheda reflects the shift
south and eastwards of the prime retailing area in the period since 2002. This
relates to the opening of the Scotch Hall Shopping Centre, the opening of the
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March 2009 80
St. Laurence Town Centre and the high level of development witnessed along
Dyer Street including the redevelopment of the Meat Market.
As with Dundalk, a further purpose of defining a Core Shopping Area is to aid
the Council in attaining its goal of ensuring Drogheda Town Centre remains
the primary focus of retail activity within the town. This later point is particularly
relevant in light of the increasing pressures for out-of-town centre retail
development, particularly in the southern environs located in County Meath.
Therefore, the identification of Drogheda‟s Core Shopping Area also aims to
stimulate investment within elements of the identified area which may possess
a high level of pedestrian footfall, but may not, in their current state of
development, provide a comparable level of retail attraction. Figure 9.2 sets
out the Core Retail Areas for Drogheda.
Within Drogheda Town Centre there remains several potential redevelopment
sites. In particular, the area of land bounded by West Street to the south, Fair
Street to the north and Scholes Lane to the east offers the potential to act as
a viable counter attraction to the Scotch Hall/St. Laurence Town Centre
developments. Another potential redevelopment opportunity comprises the
Abbey Shopping Centre. The redevelopment of either of these sites presents
the opportunity to help balance the long term retail offer of Drogheda Town
Centre, particularly in light of emerging plans for Phase 2 of Scotch Hall. Such
redevelopment would also permit full advantage to be taken of the recent
environmental works along West Street.
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March 2009 81
Figure 9.2
Drogheda Core Shopping Areas
Source: Drogheda Borough Council (2008) and Tom Phillips + Associates (2008)
-
Key:
Core Retail Area
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March 2009 82
9.4.2 Drogheda – Retail Policies
A key requirement of the Policies in this Strategy is to enhance the quality of
Drogheda‟s Town Centre uses and to ensure Drogheda Town Centre remains
the focus for retail activity within its wider South Louth, East Meath and North
Dublin hinterland. The following sets out Retail Policies for Drogheda consistent
with the key issues and overall retail objectives identified in Section 8 of this
Report:
Policy 1 – Town Centre
It is the policy of this Strategy that the Council actively promote the
development and enhancement of retail floorspace in Drogheda Town
Centre as befitting its status as a regionally important retail centre.
Policy 2 – Core Retail Area
It is the policy of this Strategy that the loss of convenience or comparison
floorspace in the core retail area should be resisted and the amalgamation of
units permitted in order to attract quality retailers to on street, traditional
shopping locations. In particular, the change of use from retail to non retail
uses should not be facilitated.
Policy 3 – West Street
The retail offer of West Street requires enhancement as befitting its role as the
primary shopping thoroughfare in Drogheda Town Centre. It is the policy of
this Strategy that targeted measures should be applied to the western portion
of West Street from Stockwell Lane in order to address the increase in vacant
floorspace in this area in the period since 2002.
Specific recommendations include, but are not limited to:
The amalgamation of units to facilitate the provision of high street
comparison retail floorspace, including larger scale units necessitated
by modern comparison retailers;
The complete restriction of a variety of uses which are incompatible
with West Street‟s role as a primary commerical thoroughfare. These
uses should be formulated by the Council and will include
bookmakers, off licences, adult stores, discount comparison units,
ground floor office units and convenience symbol stores;
The redevelopment and, where necessary, the demolition of existing
structures to facilitate the development of modern format retail
floorspace while respecting Drogheda‟s unique historical texture;
The provision of a range of café, bar and restaurant uses and the
development of multi level retail floorspace as part of wider mixed use
development including residential and non retail uses with possible
additional access points along Stockwell Lane;
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March 2009 83
Policy 4 – Pedestrian Access
This Strategy notes that the enhancement of West Street is currently being
implemented by Drogheda Borough Council. It is the policy of this Strategy
that these works should be extended to the entirety of St. Laurence Street.
Pending this, this Strategy recommends that key pedestrian crossing points at
the junction of West Street/Laurence Street, Dyer Street and North Quay be
upgraded to crossings giving permanent priority to pedestrians over motor
vehicles including applicable warning signals.
Policy 5 – Integrating Retail and Tourism Uses
It is the policy of this Strategy that the Council actively promote the
development of the backlanes area as a unique tourist resource including the
provision of specialist, independent retailers targeting the visiting tourism
market.
Policy 6 – Retail Warehousing
This Strategy highlights the significant expansion of retail warehousing in
Drogheda in the period since 2002 and identifies that Drogheda has currently
attained a level of retail warehousing provision sufficient to cater for its
projected 2012 population. The further development of retail warehousing
should have regard to the need to avoid an over concentration of such
floorspace in the Donore Road and Mell Road areas in order to facilitate an
equitable distribution of retail warehousing floorspace in the wider Drogheda
and Environs area.
It is the policy of this Strategy that in considering applications for further retail
warehousing development the consideration of actual let-ability, retail impact
and cumulative retail impact on the town centre and other retail parks will
determine the scope for additional retail warehouse floorspace and not this
Strategy‟s broad review of the requirement for additional floorspace.
Proposed retail warehousing developments located in the Environs of
Drogheda in the administrative area of County Meath should be the subject
of detailed discussions between Drogheda Borough Council and Meath
County Council so as to avoid an over concentration of retail warehousing
floorspace in these areas.
Policy 7 – New Emerging Communties
This Strategy recognises the significant population growth targets for the
Greater Drogheda Area set out in relevant National and Regional
Frameworks. It is the Policy of this Strategy that Drogheda Borough Council
and Louth County Council, designates a small number of Civic and
Commercial Centres (CCC) which will meet the basic convenience and lower
order comparison requirements of rapidly expanding residential areas. These
CCC centres will provide approximately 4,000 - 4,500 sq m gross of
convenience and lower order comparison floorspace. In addition to a
supermarket the range of retail uses which should be permitted, (but is not
limited to), to include pharmacy, butcher, newsagents, green grocers, off
licence and a small selection of lower order comparison retailers.
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March 2009 84
It is the policy of this Strategy that applications of this type must prove they are
in accordance with the criteria for assessing significant retail developments set
out in Section 9.8 of this Report. In particular, the onus will be on the applicant
to demonstrate that the proposal is commensurate with local need and will
not provide a scale of retail attraction to impact or displace the position of
Drogheda Town Centre to further develop as the primary retailing centre in
the wider area, particularly for middle to higher order comparison goods.
Policy 8 – District Centres
Paragraphs 71 and 72 of the RPG define district shopping centres as being
normally provided within the built up area of major conurbations or in the
suburbs of large towns. The RPG define district centres as comprising about
10,000 sq m in or adjacent to the main towns and up to 20,000 sq m within
some parts of Dublin.
This Strategy notes that Drogheda Environs are currently experiencing rapid
levels of population growth with further significant growth planned over the
longer term. It is the policy of this Strategy that applications for District Centres
in these areas must prove they are in accordance with the criteria for
assessing significant retail developments set out in Section 9.8 of this Report. In
particular, the onus will be on the applicant to demonstrate that the proposal
will not impact or cause displacement upon the position of Drogheda Town
Centre as the primary retailing centre in the wider area.
Proposed District Centre developments located in the Environs of Drogheda in
the administrative area of County Meath should be the subject of detailed
discussions between Drogheda Borough Council and Meath County Council.
Policy 9 – Discount Foodstores
It is the policy of this Strategy to acknowledge the role played by discount
food stores in extending the choice and range of retailing facilities and notes
the potential of discount food stores to effectively anchor smaller centres or
local neighbourhood centres as set out in paragraph 76 of the RPG. The
Council(s) should ensure that regard is given to maintaining a balanced
distribution of discount convenience floorspace throughout the Greater
Drogheda Area.
Policy 10 – Local Shops and Petrol Stations
Consistent with Paragraph 95 of the RPG this Strategy acknowledges the
important function played by local shops in urban areas and where a
planning authority can substantiate clearly the local importance of such
shops in defined local centres, they should safeguard them in development
plans, through appropriate land-use zoning.
Consistent with Paragraphs 96 – 98 of the RPG it is the policy of this Strategy
that where retail space in excess of 100 sq m net of net retail sales area is
associated with petrol filling facilities then the application of the sequential
approach to retail development should apply.
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March 2009 85
Policy 11 – Integrated Retail Planning in Greater Drogheda
Notwithstanding the contents of this Report, It is the policy of this Strategy that
consultation between Drogheda Borough Council, Louth County Council and
Meath County Council should be undertaken with regard to undertaking an
integrated Retail Strategy for the Greater Drogheda Area in order to provide
for the longer term balanced and sustainable development of retail
floorspace in this rapidly expanding area.
9.5 Ardee – Core Retail Area
This Strategy sets out a core retail area for Ardee. The core retail area of
Ardee is defined as the prime area of commercial activity broadly stretching
from Castle Street in the south to the southern elements of Irish Street in the
north. This is set out in Figure 9.3. As already noted, paragraph 58 of the RPG
set out that edge of town centre sites are generally in the range of 300 – 400
metres from the edge of the core retail area. However, the RPG further note
that the distance of appropriate edge-of-centre sites from the core area is less
in smaller settlements
Figure 9.3
Ardee Core Retail Area
Source: Ardee Local Area Plan (2003) and Tom Phillips + Associates (2008)
Key:
Core Retail Area
County Louth Retail Strategy
March 2009 86
Dependent on land availability and adequate accessibility, retail
development may occur outside the Town Centre Area if no suitable town
centre sites are available. This is consistent with the guidance provided in
paragraph 58 of the RPG. The location of significant retail developments
outside the town centre area, including in edge of centre and out of centre
locations, will require to be justified based on criteria set out in Section 9.8 of
this Strategy with particular emphasis on the application of the Sequential
Approach.
9.5.1 Ardee – Retail Policies
The following sets out the key Retail Policies for Ardee:
Policy 1 – Town Centre
It is a policy of this Strategy that the Council facilitate and encourage the
consolidation and improvement of retailing and other town centre activities in
Ardee Town Centre to enable the development of its role as a key Town
Centre in County Louth. The Council will actively support the development of
retail uses along the Irish Street/Main Street/Castle Street axis.
Policy 2 – Strategic Guidance
It is the policy of this Strategy that the Review of the Ardee Local Area Plan
should identify town centre and/or edge of centre locations of an
appropriate size to cater for future expansion of the core retail area post 2012.
This process should aim to achieve a balanced expansion of the current core
retail area.
Policy 3 – Core Retail Area
It is the policy of this Strategy that the loss of convenience or comparison
floorspace within the core retail area should be resisted. Where necessary the
amalgamation of retail units along Market Street, Castle Street and Irish Street
should be facilitated in order to provide viable, modern retail units while
respecting Ardee‟s unique historical texture.
Policy 4 – Non Town Centre Retail Development
It is the policy of this Strategy that applications for retail development in edge
of centre or out of centre locations should be assessed against the criteria for
assessment set out in Section 9.8 of this Report. Particular emphasis should be
placed on the realistic and defensible application of the Sequential
Approach having regard to the historic texture of Ardee Town Centre.
Policy 5 – Requirement for Additional Convenience Floorspace
It is the policy of this Strategy that based on Ardee‟s current population and
projected future demographic growth there is a requirement for additional
convenience floorspace in the town. Given the overarching requirement to
protect the traditional functions of the core retail area development of an
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March 2009 87
additional modern format supermarket in the range of 2,500 sq m of net retail
floorspace (including food and non food floorspace) is appropriate.
Policy 6 – Integrating Retail and Tourism Uses
It is the policy of this Strategy to examine the overall potential of Ardee in the
context of its tourism and heritage importance and to promote the
development of tourism based retailing and services such as cafes and
restaurants.
Policy 7 – Retail Parks
It is the policy of this Strategy that dedicated out of town large scale retail
parks are not appropriate in Ardee having regard to its position in the Retail
Hierarchy as set out in Tables 8.1 and 8.2 of this Strategy.
Policy 8 – Discount Food Stores
It is the policy of this Strategy to acknowledge the role played by discount
food stores in extending the choice and range of retailing facilities and notes
the potential of discount food stores to effectively anchor smaller centres or
local neighbourhood centres as set out in paragraph 76 of the RPG.
It is the policy of this Strategy that given the current size of Ardee, projected
population growth, existing offer and the overarching objective of
maintaining the primacy of the core retail area additional significant discount
floorspace outside of a 300 m radius from the core retail area should not be
facilitated.
Policy 9 – Local Shops and Petrol Stations
Consistent with Paragraph 95 of the RPG this Strategy acknowledges the
important function played by local shops in urban areas and where a
planning authority can substantiate clearly the local importance of such
shops in defined local centres, they should safeguard them in development
plans, through appropriate land-use zoning.
Consistent with Paragraphs 96 – 98 of the RPG it is the policy of this Strategy
that where retail space in excess of 100 sq m net of net retail sales area is
associated with petrol filling facilities then the application of the sequential
approach to retail development should apply.
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March 2009 88
9.6 Other Retail Policies
Policy for Retail Development in Level 3 Town Centres and Smaller Towns/
Villages
It is the policy of this Strategy to encourage further retail and commercial
development commensurate to the needs of existing and expanding
populations in smaller towns and villages. Proposed retail developments in
excess of the thresholds for significant development identified in Section 9.7 of
this Strategy must prove their consistency with the criteria for assessment as set
out in Section 9.8 of this Strategy.
It is the policy of this Strategy to permit a limited amount of retail floorspace
(sales directly to members of the public) within any authorised bulky goods
warehouse or manufacturing premises located in a rural area subject to an
overall limit of 10% of the gross floor area or 1,000 sq m, whichever is the lesser,
in order to cater for requirements in surrounding rural areas. The retail space
must be ancillary to the existing authorised use and must contain bulky
household goods only, including builders providers, and goods manufactured
on the premises.
Policy for Tourist Related Retail
It is the policy of this Strategy to encourage and support the further
development of specialist and innovative tourist related retail floorspace
throughout the Study Area. This is founded on County Louth‟s rich historic
texture and represents a potential area of significant growth over the medium
to long term.
9.7 Thresholds for Significant Retail Developments
It is recommended that the following thresholds for significant retail
developments be applied:
i. Dundalk and Drogheda: developments of 1,000 sq m net convenience
and 2,000 sq m net comparison should be regarded as significant retail
developments; and
ii. Ardee and Other Smaller Settlements: developments above 500 sq m
net convenience and comparison should be regarded as significant.
9.8 Criteria for Assessing Significant Retail Developments
The following criteria set out a comprehensive basis for the consideration of
significant retail developments. These criteria are:
i. Location of the proposal – testing the proposal against the Sequential
Approach;
ii. Specific consideration of how the quantum and type of retail
floorspace proposed will aid the attainment of the strategic framework
for the Study Area set out in Sections 8 and 9 of this Strategy;
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March 2009 89
iii. Assessment of the vitality and viability of existing town centres utilising
the health check approach;
iv. Availability of retail expenditure capacity within a realistic and
defensible catchment area having regard to all relevant extant
planning permissions;
v. The retail impact and cumulative retail impact on defined town
centres specifically addressing paragraph 65 of the RPG;
vi. It‟s role in improving the overall retail offer and profile of County Louth
– in particular Dundalk, Drogheda and Ardee; and
vii. Any other relevant development plan policies.