Louth Retail Strategy · A Retail Strategy for County Louth, September 2002, prepared by Louth...

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Louth Retail Strategy Final March 2009 A Report By: The Chancery Marlinstown Office Park 70 South Mall 3 10 Chancery Lane Mullingar Cork Dublin 8 Co. Westmeath Tel: 01 4786055 Tel: 044 9390375 Tel: 021 4222880 Email: [email protected] Email: [email protected] Email: [email protected]

Transcript of Louth Retail Strategy · A Retail Strategy for County Louth, September 2002, prepared by Louth...

Page 1: Louth Retail Strategy · 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

Louth Retail Strategy

Final – March 2009

A Report By:

The Chancery Marlinstown Office Park 70 South Mall

3 – 10 Chancery Lane Mullingar Cork Dublin 8 Co. Westmeath Tel: 01 4786055 Tel: 044 9390375 Tel: 021 4222880 Email: [email protected] Email: [email protected] Email: [email protected]

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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

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1

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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March 2009 12

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).

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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

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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.

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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.

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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.

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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.

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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

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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.

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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.

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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

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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

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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

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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

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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.

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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.

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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)

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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

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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;

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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).

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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.

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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.

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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

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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

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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

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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.

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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.

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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.

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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

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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

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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

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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.

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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

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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%).

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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).

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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:

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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%).

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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).

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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

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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

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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

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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.

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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

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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

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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.

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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;

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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.

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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

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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

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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

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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.

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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.

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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

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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.

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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.

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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)

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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

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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.

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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

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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

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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

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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.

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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.

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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.

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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

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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

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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;

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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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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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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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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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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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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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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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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

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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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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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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.