ROSCOMMON
COUNTY DEVELOPMENT PLAN
2014 - 2020
RETAIL STRATEGY
FOR
COUNTY ROSCOMMON
EFFECTIVE FROM 12TH MAY 2014
Roscommon County Council
Comhairle Chontae Ros Comáin
Table of Contents
TABLE OF CONTENT
PAGE
CHAPTER 1: INTRODUCTION & POLICY CONTEXT
1.1
1.2
1.3
1.4
1.5
Introduction
Policy Context
National Level
Regional Level
County and Local Level
1
1
1
2
3
CHAPTER 2: ASSESSMENT OF RETAIL CENTRES IN ROSCOMMON
2.1
2.2
2.3
2.4
2.5
2.6
2.7
2.8
2.9
2.10
2.11
Introduction
Roscommon Town
Castlerea
Boyle
Ballaghaderreen
Strokestown
Monksland/Bellanamullia
Cortober
Retail Overview of Smaller Settlements
Health Check Conclusion
Floorspace Analysis
5
6
8
10
12
14
16
19
21
24
25
CHAPTER 3: PROJECTED FLOORSPACE REQUIREMENTS
3.1
3.2
3.3
3.4
3.5
3.6
3.7
Introduction
Methodology
Population
Expenditure Estimates
Total Available Expenditure
Turnover and Floorspace Capacity
Summary
29
29
29
29
30
31
33
CHAPTER 4: RETAIL STRATEGY AND POLICY GUIDANCE
4.1
4.2
4.3
4.4
4.5
Introduction
The Retail Strategy
Future Floorspace Requirements
Strategy for Floorspace Distribution
Criteria for Assessment of Retail Development
35
35
35
36
37
4.5.1
4.5.2
4.5.3
4.5.4
4.5.5
4.5.6
4.5.7
4.5.8
37
38
39
39
40
40
41
41
Large Convenience Stores
Retail Warehousing and Retail Parks
District and Neighbourhood Centres
Discount Convenience Stores
Factory Outlet Centres
Retailing in Small Towns and Villages
Isolated and Rural Small Shops
Petrol Filling Stations and Forecourt Convenience
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Page i
Table of Contents
LIST OF TABLES
Table 2.1
Table 2.2
Table 3.1
Table 3.2
Table 3.3
Table 3.4
Table 3.5
Table 3.6
Table 3.7
Summary of Retail Floorspace Activity from 2002 – 2007
Summary of Retail Floorspace Activity from 2007 – 2013
Population Projections for County Roscommon
Expenditure Per Capita
Total Available Expenditure
Total Available Expenditure, including Bulky Goods Category
Expenditure Requirements for Existing Retail Floorspace
Expenditure Required for Vacant/Extant Floor Space Granted 2007-2013
Total Expenditure Required for Existing and Vacant/Extant Floor Space
Granted 2007-2013
Table 3.8 Expenditure Available for Future Retail Floor Space
Table 3.9 Floorspace Capacity from 2014 to 2020-2024
26
27
29
30
31
31
31
32
APPENDICES - LIST OF MAPS
43
Map 1
Map 2
Map 3
Map 4
Map 5
Map 6
45
47
49
51
53
55
–
–
–
–
–
–
Roscommon Core Retail Areas
Castlerea Core Retail Areas
Boyle Core Retail Areas
Ballaghaderreen Core Retail Areas
Strokestown Core Retail Areas
Elphin Core Retail Areas
Roscommon Retail Strategy
32
32
32
Page ii
Chapter 1: Introduction and Policy Context
CHAPTER ONE
INTRODUCTION AND POLICY CONTEXT
1.1
INTRODUCTION
The Retail Planning Guidelines for Planning Authorities, issued by the Department of the Environment,
Community and Local Government in April 2012, require Local Authorities to prepare a retail strategy and
provide policies for retail development in development plans.
The purpose of the retail strategy is to implement the objectives of the Retail Planning Guidelines. A key
responsibility of the planning system is to support retail development and encourage a healthy retailing
competiveness in accordance with proper planning and sustainable development.
Roscommon County Council recognises that the retail sector has a key role to play in relation to economic
and social activity, employment and the continued vitality of the towns and villages throughout the County.
The formulation of a retail strategy which recognises the key issues facing the County and sets out a
framework to maintain and indeed revitalise retailing, is essential to strengthen the retail sector
throughout the County.
In accordance with the Retail Planning Guidelines this strategy also aims to incorporate a joint approach
towards the preparation of aligned policies and objectives with Westmeath and Leitrim Local Authorities. It
is essential to address the issues associated with the main neighbouring retailing centres, namely
Athlone/Monksland and Carrick-on-Shannon/Cortober and ensure the continued development of the retail
sector in these transboundary areas in an equitable and sustainable manner.
1.2
POLICY CONTEXT
The policy framework for the Retail Strategy for County Roscommon is provided at national, regional and
local level. A brief overview of the policy framework upon which this strategy has been produced is set out
below.
1.3
NATIONAL LEVEL
There are four national level plans, strategies and guidelines which form the primary national framework
upon which this retail strategy is based. These are:
1. The Retail Planning Guidelines for Planning Authorities - April 2012
The Retail Planning Guidelines aim to “ensure that the planning system continues to play a key role in
supporting competitiveness in the retail sector for the benefit of the consumer in accordance with proper
planning and sustainable development”.
The Guidelines have five key policy objectives:
-
Ensuring that retail development is plan led
-
Promoting city/town centre vitality through a sequential approach to development;
-
Securing competitiveness in the retail sector by actively enabling good quality development
proposals to come forward in suitable locations;
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Chapter 1: Introduction and Policy Context
-
Facilitating a shift towards increased access to retailing by public transport, cycling and walking in
accordance with the Smarter Travel strategy; and
-
Delivering quality urban design outcomes
2. National Spatial Strategy 2002-2020, People Place and Potential
The National Spatial Strategy (NSS) aims to achieve a balanced level of social, economic and physical
development within regions of Ireland.
The NSS identifies Roscommon town as having strong functional links with parts of the Midlands region,
particularly Athlone. The NSS states that Roscommon and Ballinasloe will benefit from the Galway and
Midlands gateways by virtue of their location on national transport routes and their quality of life and cost
advantages in the housing and employment areas.
3. The National Development Plan 2007-2013
The National Development Plan (NDP) illustrates the nine Gateways identified in the NSS and aims to
address the current development issues in each area. Large scale investment priorities e.g. infrastructure
developments, are set out in the NDP.
In light of economic decline which Ireland has witnessed since 2008, it became clear that financial
provisions for capital investment programmes needed to be reassessed. The Department of Finance
published a document titled Infrastructure Investment Priorities 2010-2016 which essentially revises a
number of the infrastructure investment priorities of the Government, which were identified in the NDP.
4. Smarter Travel – A Sustainable Transport Future – A New Transport Policy for Ireland 2009 – 2020
This publication aims to highlight how the current unsustainable travel and transport patterns need to be
addressed in order to improve quality of life. Within the planning context, the document outlines that land
use and transportation policies should be aligned to a greater extent.
Of significance from a retail perspective, a key action of this document seeks to have a greater restriction
on the development of out of town retail centres, except in exceptional circumstances.
1.4
REGIONAL LEVEL
The principal guiding document at regional level is the Regional Planning Guidelines (RPGs) for the West
Region 2010-2022.
The Guidelines state that Galway City dominates the retail hierarchy, as the primary retail centre within the
Region. Galway City’s dominant position must be protected and enhanced, particularly in higher-order
comparison goods. A similar policy approach should be adopted in the Linked Hub of Castlebar-Ballina and
Hub of Tuam and the County town of Roscommon.
In relation to Roscommon the Guidelines states that Monksland’s retail role should be planned as part of a
joint Retail Strategy with the Midlands (Athlone) Gateway in accordance with the Retail Planning Guidelines
2005 (or as amended). A suitable range of retailing is required in the Gateway, Hub and Linked Hub towns
to develop critical mass. The following objective is set out in the RPGs:
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Chapter 1: Introduction and Policy Context
CO7: Roscommon County Council shall explore the feasibility of a joint Retail Strategy for Monksland and
the Athlone Gateway with Westmeath County Council and Athlone Town Council.
The RPGs outline that the central key objective should be to support the “town centre first” approach in the
context of the retail hierarchy, and to promote the vitality and viability of existing centres. This would
support the objective of providing sustainable transport and travel patterns into the future, an objective
less well supported by large out-of-town retail centres.
1.5
COUNTY AND LOCAL LEVEL
The County Development Plan and all associated area and local area plans and the policies and objectives
therein will influence the direction of this retail strategy. Policies and objectives for retail development are
contained within the County Development Plan and the associated Area Plans. The retail strategy will be in
accordance with the aims and objectives set out in these plans to facilitate a sustainable retailing sector
throughout the county.
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Chapter 2: Assessment of Retail Centres in Roscommon
CHAPTER TWO
ASSESSMENT OF RETAIL CENTRES IN ROSCOMMON
2.1
INTRODUCTION
The Retail Planning Guidelines (RPGs) emphasise the importance of setting retailing activities within an
established settlement hierarchy. It is essential to firstly confirm a hierarchy of settlements in Roscommon
and secondly identify the opportunities and constraints for retailing within the recognised centres.
Roscommon Town is the principal town of the County and as such, maintaining and enhancing retailing in
this town is essential. The other main retailing towns within the County comprise Castlerea, Boyle,
Ballaghaderreen and Strokestown. It is envisaged that convenience and comparison retailing will be aimed
at these principal town settlements within the County.
The RPGs refer to the core strategies of development plans for larger urban centres including towns
providing details of the relevant city and town centre areas as well as any locations designated for
significant growth within the environs of the city or town in question.
The Core Strategy for Roscommon identifies the significant retailing function of Monksland and Cortober
and their association with their neighbouring primary centres i.e. Athlone and Carrick-on-Shannon. The
retail role of Monksland and Cortober as established centres which are within the environs of Athlone and
Carrick-on-Shannon will be examined in greater detail further in this chapter.
A key message of the RPGs is the enhancement of the vitality and viability of city and town centres in all
their functions through sequential development. To apply this to Roscommon, we must firstly examine the
existing centres in the County and set them against the following four criteria, which contribute to the
vitality and vibrancy of a centre. Within Co. Roscommon the principal retailing towns are: Roscommon
Town, Castlerea, Boyle, Ballaghaderreen and Strokestown. The key retailing centres of Monksland and
Cortober and their relationship with their primary settlements, Athlone and Carrick-on-Shannon will also be
assessed.
These retailing centres shall now be assessed against the four following criteria:
1. Attractions – these underpin a town and comprise the range and diversity of shopping and other
activities which draw in customers and visitors.
2. Accessibility – Successful centres need to be both accessible to the surrounding catchment area via
a good road network and public transport facilities, and to encompass good local linkages between
car parks, public transport stops and the various attractions within the centre.
3. Amenity – A healthy town centre should be a pleasant place to be in. It should be attractive in
terms of environmental quality and urban it should be safe and have distinctive identity and image.
4. Action – To function effectively as a viable commercial centre, things need to happen.
Development and improvement projects should be implemented efficiently; there should be
regular and effective cleaning and maintenance and there should be coordinated town centre
management initiatives to promote the continued improvement of the centre.
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Chapter 2: Assessment of Retail Centres in Roscommon
2.2
ROSCOMMON TOWN
Attractions
Roscommon Town experienced considerable retail expansion over the past decade. The retailing facilities
on offer serve not only the town itself but also an extensive hinterland. The primary convenience retailing
attractions in the town include all the main large scale convenience stores e.g. Dunnes, Tesco and
Supervalu, which are centrally located in the town. Aldi and Lidl are on the periphery of the town, at the
Centre Point Retail Park. Thus in terms of variety of the major, nationally recognised stores, Roscommon
Town provides an attractive location to shop.
The primary comparison stores located in the town centre include Heatons, Donnellan’s & Co. and DV8.
Along with these shops there is a very good mixture of retailing activities in the centre of the town along
Main Street and Castle Street. These streets are principally characterised by a range of independent
retailers offering a wide range of convenience and comparison shopping.
The Harrison Centre off Main Street serves as a pedestrian mall with a variety of retailing and commercial
services. There is also a restaurant situated at the bottom of the mall, close to Tesco.
Other areas of retailing significance can be found on Church Street, Goff Street, Abbey Street and the Stone
Court Shopping Centre (Old Jail House Building) beside the Post Office and Bank of Ireland.
Accessibility
Roscommon Town is the capital town of the County and is situated at the intersection of the N60, N61 and
N63 and the R366. The town is also served by the Dublin – West railway line. Roscommon Town is well
served in terms of infrastructure which allows for easy access from any direction in the country.
The following table illustrates Roscommon Town’s proximity to the primary surrounding centres and major
cities nationwide:
Roscommon Town to:______Miles__ Km__
Athlone
22
35
Longford
19
30
Carrick on Shannon
26
42
Sligo
53
85
Dublin
96
154
Galway
50
80
Limerick
111
179
Belfast
142
228
Cork
152
244
Source AA Route Planner – figs are approximates
Roscommon Town is well served in terms of car parking provisions, with adequate facilities available to
serve the main convenience retailers. Parking along Main Street on busy days can be problematic however
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Chapter 2: Assessment of Retail Centres in Roscommon
it is not regarded as a significant issue and traffic congestion in this area is rare. Free on street parking is
available throughout the town.
Amenity
The shopping environment along the town centre streets, particularly Main Street gives a sense of a
healthy and bustling town. The characteristics of the town centre have not significantly altered over time
and the original form which emanates from Market Square is still evident. The town centre is an attractive
place for pedestrians to enjoy the scale and mix of retail uses available.
A notable attraction in the town from a pedestrian perspective is the Harrison Centre which provides a
pedestrian link from Main Street down towards the large convenience stores. This pedestrian link is served
by a range of retailers and is a good example of an outdoor shopping mall development.
Action
In keeping with the ethos of the Retail Planning Guidelines, Roscommon Town needs to focus on ensuring
that the town centre remains the primary focus for retailing. Whilst the more recent peripheral retail
developments have not unduly compromised the vitality of the town centre, careful consideration needs to
be given to allowing further retailing activity on the outskirts of the town, whilst more centrally located
development opportunities exist.
The Roscommon Mart site remains one of the main development opportunities for a retail development in
the town. This site has the capacity to facilitate a large scale development with ample car parking and
pedestrian linkages to other retailers and the main town centre streets.
A challenge which requires positive action is addressing the vacancy rates of both new and established
town centre retail floor space. Whilst vacancy in the main shopping thoroughfare of the town is not a
significant issue, beyond these areas there are a significant number of unoccupied retail units. Inevitably
the primary aim should be to secure occupancy of these vacant buildings. However it is essential that the
frontages of these buildings are maintained at all times, so as not to detract from the streetscape and
become unsightly. Dilapidated buildings fronting onto town centre streets can project a negative image of
the street as a whole.
Key Actions Required:
1. Encourage uptake of existing town centre retail units over new build units on the town
fringes
2. Maintain and where necessary upgrade shop frontages throughout the town to provide for
an attractive shopping environment
3. Steer large scale retail proposals towards the core of the town e.g. Roscommon Mart site
Summary of Retail Floor Space Activity in Roscommon Town 2007 – 2013
From January 2007 to January 2013 c. 21,691 sq.m of retail floorspace has been granted in and around
Roscommon Town. Of this total figure c. 2001 sq. m has become operational. The remaining c. 19,690 sq. m
has either been developed but remains or has become vacant or is extant i.e. undeveloped.
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Chapter 2: Assessment of Retail Centres in Roscommon
2.3
CASTLEREA
Attractions
Castlerea is situated north-west of Roscommon Town along the N60 and is approximately 30km from both
Roscommon Town and Boyle. The town is situated at the junction of the N60 National Secondary Route and
R361 Regional Road and is serviced by the Dublin – West railway line.
Castlerea is regarded as a traditional market town built on two rivers, the River Suck and River Francis. The
River Suck intersects the north western end of the town centre flowing adjacent to the site of ‘The Old Mill’
under the N60 and along the backlands of Main Street and St. Patrick’s Street. The River Francis flows from
the north through the demesne, into the River Suck in the backlands of Castlerea close to the centre of the
town.
The town acts as an important retail centre for a large surrounding hinterland, including the neighbouring
towns of Ballaghaderreen, Ballyhaunis and Strokestown. The majority of retailing activity is located along
Main Street and St. Patrick’s Street. Both of these streets are characterised by three storey Georgian
inspired terraces which provide traditional shop frontages.
Main Street provides a mixture of convenience retail services, most notably Supervalu which is the largest
convenience store in the town. Other notable convenience stores in the town comprise Mace also located
on Main Street and Lidl which is on the Williamstown Road.
Comparison retailing in the town is quite limited and is confined to small scale local operators. There are a
number of hardware stores and household goods stores on offer in the town centre.
Accessibility
Whilst generally regarded as an attractive and traditional market town, the traffic movement in the town
creates a significant impact on its accessibility.
High volumes of traffic dominate the town centre and in many instances HGVs lead to congestion along the
main shopping thoroughfare. This traffic issue is also compounded by significant ad-hoc on street parking
and a lack of loading facilities for service vehicles along Main Street.
The main car parking facilities are located to the rear of the Supervalu complex and a public car park
located beside the Mart site area. These facilities do not adequately cater for the demand within the town
at present.
Amenity
As outlined the traffic situation in Castlerea undermines the amenity value of the town, however a number
of improvements have been made to the public realm in the town. In particular the area around the Garda
Station, Mace Supermarket and the Castlerea Market building at the northern end of Main Street, where
paving, tree planting and street furniture has been provided.
Action
Castlerea is serving its function in terms of facilitating retailing services for its immediate catchment as well
the smaller surrounding settlements. Arguably the town’s proximity to Roscommon, Athlone and Castlebar
has impacted upon the growth of a wider range of retail services. However it is considered that there is
potential to enhance the shopping environment of the town centre which in turn may attract a greater
level of retail investment.
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Key Actions Required:
1. Investigate car parking options available within the town and where possible develop car park
facilities to encourage off street parking.
2. A number of shop frontages along Main Street and Patrick Street could be enhanced to improve
the streetscape. A greater level of occupation of vacant upper floors of buildings in the town
centre will also improve the overall appearance of the buildings.
3. Future retail developments should be steered towards the centre of the town to consolidate the
retailing activity in the town core. A prime site for a large scale retail development is the ‘River
Island’ site off Main Street.
Summary of Retail Floor Space Activity in Castlerea 2007 – 2013
From January 2007 to January 2013 c. 2,110 sq.m of retail floorspace has been granted in Castlerea. Of this
total figure c. 1,197 sq. m is operational. The remaining c. 913 sq. m remains either vacant or is extant i.e.
undeveloped.
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Chapter 2: Assessment of Retail Centres in Roscommon
2.4
BOYLE
Attractions
Boyle is situated in the north of the County and is proximal to a number of key urban centres in the north
west, namely Carrick-on-Shannon and Sligo.
Boyle is in close proximity to some of the County’s main tourist attractions such as Lough Key Forest Park
and Arigna Mining Experience. The town has a number of historic buildings such as King House and
historical structures like Boyle Abbey.
The town has quite a good convenience retail provision. The town has a large Mace supermarket as well as
a purpose built Supervalu Shopping Centre that has been developed in the town centre. The Supervalu
development has a number of ancillary retail units including a giftware shop, hair studio, clothes shop and
pharmacy. The retail centre also accommodates public seating, baby changing facilities etc. It is a popular
retail destination in the town centre serving both weekly shopping and top up needs. Boyle also
accommodates a number of other smaller convenience retailers including a Londis and Spar supermarket.
Comparison provision in the town is relatively limited and is predominantly characterised by independent
retailers such as Boles of Boyle which opened in the town in 1886. There is a lack of national and
international comparison multiples represented in Boyle. Comparison stores have generally preferred to set
up in the neighbouring centres, including Sligo and Carrick-on-Shannon.
Accessibility
Boyle is readily accessible as it is located just off the N4 Route. The town is served by a bus route serving
Carrick-on-Shannon, Roscommon and Dublin. Boyle also has a railway station which is on the Dublin to Sligo
route.
The town has adequate car parking although much of it is provided as on-street parking. There is currently
no charge for on street parking. The Supervalu development is also served by an extensive area of car
parking and further additional spaces are also provided in the town square and the Spar Supermarket.
Pedestrian accessibility throughout the town is generally good. Pedestrian linkages are also provided along
the River Boyle.
Amenity
Boyle is a generally attractive town along the main thoroughfare, although there are parts of the town that
are slightly dilapidated. New retail development in the town has to some degree been impeded by the
surrounding competing centres i.e. Carrick-on-Shannon, Sligo and to a lesser degree Cortober. These areas
witnessed significant levels of retail growth over recent years, however retail expansion in Boyle was
virtually non-existent.
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As outlined the town has a lot of historical character and there are many examples of traditional shop
fronts, however some of these are in need of minor restoration to improve the quality of the streetscape.
The River Boyle running through the town is an attractive focal point. It is considered however that the
walkways along this river are quite unattractive and this undermines the amenity value of this major
feature of the town.
Action
Boyle’s visual appearance would benefit with a more attractive and safer pedestrian environment which
would include upgrading of pavements and public lighting. In particular the river side paths need to be
made more pedestrian friendly to improve the amenity value of the River Boyle. This would increase the
footfall from these areas into the core of the town.
Retail development should be steered towards the town centre to consolidate retailing activity. The uptake
of vacant commercial units in the town centre should be considered prior to the development of new
buildings for retail services.
Where new retail premises are proposed development should be steered to existing sites in the town such
as those on Patrick Street. A larger site with potential for a significant retail development within the
environs of the town is the Old Mill Site towards the south of Patrick Street.
Key Actions Required:
1. Upgrade existing shop frontages which have become dilapidated.
2. Steer new retail development towards the town centre to consolidate retailing activity.
Key sites to encourage new retail development should be on Patrick Street and on a
larger scale at the Old Mill Site.
3. Make the paths along the River Boyle more pedestrian friendly through the provision of
improved paving and lighting along the river side.
Summary of Retail Floor Space (sq.m) in Boyle 2007 – 2013
From January 2007 to January 2013 only 46sq.m of retail floorspace has been granted in Boyle. This clearly
establishes the complete redundancy of new retail activity in this town in recent years.
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2.5
BALLAGHADERREEN
Attractions
Ballaghaderreen is situated in the north west of the County, approximately 46km from Roscommon Town,
28km from Boyle and 36km from Carrick-on-Shannon. Ballaghaderreen has a picturesque setting in the
River Lung Valley. The town is just north of the River Lung which runs northeastward for 4km before
reaching Lough Gara.
Ballaghaderreen contains a number of significant historic buildings which form some of the main features
of the town centre. The town has a large Cathedral which is the most prominent building in the town. The
Main Street through the town is characterised by two and three storey 19th century residential and
commercial buildings.
The town centre is predominantly focused on the area around Market Square, Main Street, Pound Street
and Barrack Street. The main commercial and retail centre of the town is concentrated on the Market
Square and Main Street. The majority of the town’s retail offering is dominated by independent retailers
and owner occupiers.
Accessibility
Ballaghaderreen is situated close to the Roscommon / Mayo border at the junction of the N5 National
Primary route which links Castlebar to Longford (and Dublin), and the R293 Regional road linking
Ballyhaunis to Sligo.
The R293 and N5 converge at Market Square, which is the focal point of the town. The existing routes
through the town centre are relatively wide though they narrow substantially at certain points, for example
New Street.
Ballaghaderreen suffers from traffic congestion due to conflict between through and circulating traffic, a
two-way parking system and high levels of on street parking. The unloading of supply vehicles outside
shops in the town centre further exacerbates the problem. This causes delays in traffic flow and makes
access to the town particularly difficult during peak times.
A new Council surface-car park which can accommodate 200 car spaces was constructed at Barrack Street
to help alleviate this problem. This has not, however, alleviated the problem and the Council car park is
often relatively empty. New Street, Main Street, Barrack Street and Pound Street have clearly defined onstreet parking spaces along both sides of the road as well as the car park at Market Square.
Public transport is provided by Bus Eireann with connecting buses to Ballina, Longford, Dublin, Athlone and
Mullingar.
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Amenity
The town has retained much of its traditional street pattern, with the principal streets of Main Street,
Barrack Street and Pound Street radiating from the open and attractive Market Square. This urban
environment is attractive to pedestrians both in scale and mix of uses. However the environmental quality
is reduced by a number of poorly maintained shop fronts and inappropriate and poor quality shop front
signage along the primary and secondary streets. Vacancy is also an issue along the Main Street. There
appears to be scarce uptake of the upper floors of the existing commercial and retail units. These factors
undermine the amenity value of the town’s main streetscapes.
Action
One of the biggest challenges for Ballaghaderreen is to keep the local community shopping locally in order
to ensure the vitality and viability of the town centre. The lack of a multiple chain, such as a Dunnes Stores,
Tesco, Lidl etc. means people tend to go elsewhere to avail of centres with greater diversity. Whilst it is
acknowledged that it won’t solve this issue, the upgrading of streetscapes would however improve the
shopping environment and locals may be enticed to purchase more goods locally.
Attracting a multiple chain to the town to provide diversity in the town would be a positive step on the
whole for Ballaghaderreen. Opportunity sites are present within the town centre and within the town
environs should a larger retail development be sought. Sites in the town centre where retail development
could be facilitated include lands to the south of Pound Street and east of Barrack Street, both of which are
close to Market Square. On a larger scale lands south of Marian Road which were formerly used as the NCF
Co-Operative Creamery or lands of the old Railway Station to the rear of Main Street, provide opportunity
sites for larger scale retail development such as a multiple chain store.
As well as providing new retail opportunities, it is important to promote the reuse of vacant retail units in
the town. Ballaghaderreen has a significant number of vacant commercial units in the town centre. Where
possible, proposals for new retail facilities should be steered towards the occupation of these units rather
than providing new buildings.
Key Actions Required
1. Improve the streetscapes of the peripheral streets such as Pound Street and Barrack Street to
improve the overall amenity of the town.
2. Retail focus needs to be on occupation of vacant units.
3. Explore feasibility of alternative commercial uses for existing vacant retail floorspace.
Summary of Retail Floor Space (sq.m) in Ballaghaderreen 2007 – 2013
From January 2007 to January 2013 c. 1,305sq.m of retail floorspace has been granted in Ballaghaderreen.
Of this total figure c. 533 sq. m is operational. The remaining c. 772 sq. m remains either vacant or is extant
i.e. undeveloped.
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2.6
STROKESTOWN
Attractions
Strokestown is an estate town, and one of the few planned towns within the County. The town is classified
by the Heritage Council as a “Heritage Town” and is home to the internationally renowned Strokestown
House and Gardens, which was run by the Packenham Mahon family. The National Irish Famine Museum is
located within the grounds of Strokestown House.
In the 18th Century the Packenham Mahon family commissioned Richard Castle, one of the finest architects
of the time, to design a new town planned around Strokestown Park House. It was their ambition to create
the widest main street in Europe, resulting in the creation of Bawn Street and Church Street.
Strokestown attracts a significant number of tourists annually and tourism is an important part of the local
economy with attractions such as Strokestown House and Gardens, the Famine Museum and heritage
streetscape.
The town is designed so that all streets (Elphin Street, Church Street, Bawn Street and Bridge Street) radiate
from what is now a roundabout on Market Place in front of the Strokestown House Estate.
The urban fabric throughout the town is characterised by two storey 19th century residential and/or
commercial buildings. Retail activity within the town is primarily centred on Elphin Street with the two main
stores of Centra and Spar being the main convenience stores in the town. It is considered that given the
scale of the town and its catchment area, Strokestown’s retail/commercial provision is adequate to serve
local needs. Whilst the critical mass is currently not there to attract a large national or international
multiple, the two stores above provide ample convenience retail provision.
Comparison shopping is made up of a base of local operators and the retail provision currently includes a
pharmacy, hardware store, health food store, clothes shop, Information Technology shop and flower shop.
Accessibility
Strokestown is located to the north of the County and lies approximately 20km north east of Roscommon
Town. The town is served by the N5 National Primary Route, which runs northwest from Longford to
Castlebar. The R368 enters the town from Carrick-on-Shannon in the north as well as from Four Mile
House. As outlined above all access roads converge at the roundabout at Bawn Street.
Due to the generous width of both Bawn Street and Church Street, there is a generous provision of onstreet parking which adequately caters for current parking demand within the town centre. Additional
parking is provided towards the rear of the Centra development on Elphin Street.
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Amenity
As one of the few planned urban settlements in County Roscommon, Strokestown has a good quality open
streetscape with traditional type shop fronts and footpaths that are in good condition.
There are a number of buildings of architectural significance located throughout the town. These include
the Court House, Bank of Ireland, St. John’s Catholic Church and Dower House which is a protected
structure. St. John’s Catholic Church currently accommodates the County Roscommon Heritage and
Genealogy Centre which helps Roscommon natives to retrace their local ancestry. Bawn Street is classified
as an Architectural Conservation Area in the Strokestown Area Plan. Many of the buildings along Bawn
Street are decorated with a string coursing and cornices above the windows which adds to the character of
the streetscape. However, dereliction and vacancy is also a common feature throughout the town’s main
streets. This is particularly evident along Church Street where the traditional commercial base has
diminished. The vacant and dilapidated buildings throughout the town are unattractive features which
undermine the amenity of this well laid out town.
The town’s existing decorative street lighting and tree planting creates an attractive streetscape along
Bawn Street and Church Street.
Action
The vacant and dilapidated buildings, particularly within the centre of the town, are impacting significantly
upon the streetscape and efforts to improve the upkeep of these buildings should be made in the interests
of the general visual amenity of the town.
The existing traditional shop frontages, such as the vacant drapery store, add to the character of the town.
However there is scope to sympathetically restore some of these frontages to improve the visual amenity
of the town centre.
The width of Bawn Street provides an opportunity to provide high quality pedestrian friendly public spaces
between the buildings and the road carriageway. The provision of hard landscaping and street furnishing
along with clearly defined on street parking spaces would create a much more attractive environment for
this historically significant street. Pedestrian crossings should be provided for example close to the
roundabout and at the new Centra development. The lack of signage on the access routes to the town and
the absence of street names along the main streets should also be addressed.
Key Actions Required
1. Should new retailing proposals be considered for Strokestown it is vital to encourage the
uptake of the existing vacant buildings in the town centre.
2. Where it is found that existing buildings are not suitable for a new retail proposal, then the
redevelopment of brown field sites within the town should be encouraged. Opportunity sites
exist within the town centre, for example the former Walsh Mushrooms site on Elphin Street.
Summary of Retail Floor Space (sq.m) in Strokestown 2007 - 2013
From January 2007 to January 2013 c. 278sq.m of retail floorspace has been granted in Strokestown. Of this
total figure c.36 sq.m. is operational. The remaining c. 242sq.m. remains either vacant or is extant i.e.
undeveloped.
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2.7
MONKSLAND/BELLANAMULLIA
Attractions
The Monksland/Bellanamullia area is situated west of the River Shannon, within the administrative
jurisdiction of Roscommon County Council and it borders the development boundary of Athlone Town
Council and Westmeath County Council to the south-east.
This area has developed as a principal service and employment centre for County Roscommon. Its central
location in the country and its accessibility are key advantages to this area west of Athlone Town. Its
proximity to this major urban centre has made it an attractive location for residential development.
In terms of convenience provision Monksland/Bellanamullia is primarily served by a large Supervalu store
which is the anchor retail tenant in the River Village district centre development. Other retail services in the
area are limited however it is considered that Supervalu adequately serves the current residential
catchment. The other commercial developments in this district centre include a pharmacy, takeaway,
sandwich bar and bookmakers and most notably the Athlone Springs Hotel and leisure complex.
Accessibility
The Monksland/Bellanamullia (Athlone West) LAP area is located at a strategic transportation hub - at the
junction between the M6 motorway and the N61 National Secondary Route, and is also traversed by the
Dublin-Westport railway Line. These major transportation routes potentially provide a high level of access.
However the existing layout of this transportation hub fragments the existing surrounding area and
provides no cross linkages within the area. Access is also limited by a number of inadequate junctions which
constrain the provision of new access points and the extent of additional traffic that can be accommodated.
Currently there is no direct local road linkage from the lands at Bogganfin to the Monksland area to the
west. The existing M6/N61 access junctions are nearing capacity and additional traffic which will result
from the further development of this area will result in additional strain on the capacity and safety of this
road network.
The significant increase in housing development in recent years coupled with the new commercial
developments means that a greater emphasis on safe pedestrian movement in this area is required. The
adequate provision of pedestrian crossings, street lighting and footpaths is a key requirement for this area
to improve pedestrian accessibility.
It is important that Monksland/Bellanamullia continues to improve its accessibility and provide for a better
and safer pedestrian environment. This includes the provision of pedestrian crossings, high quality
pavements and cycle paths, street lighting etc. The provision of a new pedestrian/cycle route from the
existing Cushlea residential area and the new residential areas in the west of Monksland to the commercial,
retail and community facilities on the New Tuam Road in Monksland would improve access throughout the
area.
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To improve accessibility to Athlone Town centre this pedestrian / cycle route should continue along the
new link road and extend through the lands in Bogganfin to the existing Ganly’s Roundabout on the N61,
connecting ultimately to the existing footpath network into Athlone Town.
There is also a need to increase the local bus services to serve the area and there is scope for a small
terminus at Monksland, with the provision of bus stops and shelters at appropriate locations.
Amenity
The Monksland/Bellanamullia area remains largely characterised by dispersed urban type development
with no defined streets or open spaces. The predominance of larger scaled industrial and commercial and
retail activity in the area ensures that there are large expanses of surface car parking. While this trend will
in all likelihood remain unchanged, the introduction of landscaping and open spaces in these surface
parking areas can provide visual relief and break up this monotonous environment. Basement and/or multistorey car parking areas should be considered where feasible, particularly for larger developments with
extensive parking requirements. This would allow for a finer grain of development to be achieved on the
ground.
As outlined above there has traditionally been a poor provision of street lighting, pavements and street
furniture in the area. However, this is gradually improving and areas such as the mixed use
commercial/retail development at the Old Tuam/New Tuam Road West junction now provide new
footpaths and street lighting.
Action
Monksland/Bellanamullia has established itself as a key development centre in Co. Roscommon and the
level of commercial and residential uptake is testimony of its appeal as a central location in the country
bordering a major urban centre.
The population growth in this area has resulted in a demand for more local retail and commercial
development to encourage a greater spend in the locality and allow people to carry out their day to day
shopping in a localised area in closer proximity to their places of residence and work.
The key action required for this area is to ensure that as it continues to expand, the retail provision, whilst
meeting the needs of Monksland/Bellanamullia, does not adversely impact upon the primary retailing
centre of Athlone Town.
New retail development must comprise of retail units of a size and nature that would not compete directly
with Athlone Town Centre. The development of Monksland may facilitate further non-retail services, such
as branch of a bank or credit union, restaurants, pharmacies, take away, video/DVD rental, public house,
and dental/medical surgery, however the provision of further comparison and convenience floorspace
must be carefully considered. Where deemed necessary, Roscommon County Council will seek Retail
Impact Assessments to demonstrate the potential impact of a proposed development on the retailing
sector of Athlone Town.
Given the variety and scale of existing vacant retail units available in Monksland, strict controls on
facilitating new retail developments are required. Prospective developers of such units shall be required to
demonstrate that no existing units of the nature proposed are not already available or easily adaptable.
Securing occupancy of these substantial vacant units is a challenge and it is likely that the Planning
Authority will have to consider permitting alternative uses of these buildings for other commercial uses,
providing they are compatible with the sustainable development of the surrounding area.
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Key Actions Required
1. Ensure retail proposals do not undermine or adversely impact upon the key function of
Athlone Town to serve as the primary regional retailing centre.
2. Apply strict controls on new build proposals for retail developments, where vacant premises
which could readily serve the proposal are already built.
Summary of Retail Floor Space (sq.m) in Monksland 2007 – 2013
From January 2007 to January 2013 c. 5,433sq.m of retail floorspace has been granted in Monksland. Of
this total figure c. 1812sq. m is operational. The remaining c. 3,621 sq. m remains either vacant or is extant
i.e. undeveloped.
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2.8
CORTOBER
Attractions
The Cortober area including the townlands of Mullaghmore, Drishoge and Tullyleague, is located to the
south west of Carrick-on-Shannon. The River Shannon acts as a physical and administrative boundary
between Cortober in County Roscommon and Carrick-on-Shannon in County Leitrim.
Cortober benefits from its proximity to Carrick-on-Shannon which is an established tourism area and a key
attraction for boating and anglers. The opening of the Shannon-Erne waterway has further added to the
attraction of the area.
Housing development in Cortober has predominantly taken place along the R368 and R370 roads and this
development has increased the population and scale of the Cortober area. Retail and commercial growth
has also taken place to the north and south of the N4.
A significant development in Cortober comprises the Carrick-on-Shannon Retail Park situated between the
N4 and the River Shannon. This development includes a number of retail and commercial multiples
including Supervalu, Cineplex, Supermacs and Elverys Sports Store. Unfortunately a large number of units
remain vacant in this development. Lidl is also in place in Cortober and is situated on the opposite side of
the adjoining roundabout on the N4.
Accessibility
The N4 acts as a spine through the Cortober area, providing good accessibility and road frontage to large
parcels of land. This section of the N4 has been upgraded, widened and re-aligned in recent years with the
provision of new roundabouts and junctions to access the residential and commercial/retail developments.
The Carrick-on-Shannon railway station lies within Cortober and is located on the Dublin to Sligo railway
line.
The level of pedestrian accessibility in the area is generally poor, with the N4 and the associated heavy
traffic providing a large barrier between the residential and commercial areas. There is little provision for
pedestrian crossings and a lack of good quality pavements.
Amenity
The Cortober area remains characterised by dispersed urban development with no defined streets or open
spaces. The predominance of the car based industrial, commercial and retail activity in the area ensures
that there are large expanses of surface car parking. While this situation is unlikely to change significantly,
the introduction of landscaping and open spaces in these surface parking areas can provide a break up of
this monotonous environment.
There is poor provision of street lighting, pavements and street furniture in the area. Where possible
further investment should be carried out to ensure that there is a greater provision of street furniture
including park benches, cycle storage facilities, refuse bins, signage, planting schemes etc.
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Action
Cortober witnessed a substantial level of development up to 2008, particularly retail and business park
developments to the north and south of the N4. Unfortunately whilst the development of retail units and
particularly warehousing in the area was rapid, many of these developments remain vacant and there is a
significant level of empty commercial premises throughout the area. Flexibility in planning approaches to
the use of these vacant structures will have to be considered and alternative commercial uses may be
deemed acceptable provided they are compatible to the sustainable development of the surrounding area.
Given the variety and scale of existing vacant retail units available in Cortober, strict controls on facilitating
new retail developments are required. Prospective developers of such units shall be required to
demonstrate that no existing units of the nature proposed are not already available or easily adaptable.
It is important to attract new investment to the area however it is acknowledged that new retail
development must be of a size and nature that would not compete directly with neighbouring Carrick-onShannon. Further comparison and convenience retail floorspace must be carefully considered. Where
deemed necessary, Roscommon County Council will seek Retail Impact Assessments to demonstrate the
potential impact of a proposed development on the retailing sector of Carrick-on-Shannon.
Given the scale of large vacant premises available, particularly further west of the boundary with Carrickon-Shannon, it is considered that the reuse of these developments for proposals of a Business/Enterprise
and Light Industrial nature would be most suited to the Cortober area.
Key Actions Required
1. Ensure retail proposals do not undermine or adversely impact upon the key function of
Carrick-on-Shannon to serve as the primary regional retailing centre.
2. Apply strict controls on new build proposals for retail developments, where vacant premises
which could serve the proposal exist.
3. Adopt a flexible approach to the re-use of existing vacant retail units for alternative
commercial uses, provided proposals are in accordance with proper planning and sustainable
development
Summary of Retail Floor Space (sq.m) in Cortober 2007 – 2013
From January 2007 to January 2013 c. 7,280sq.m of retail floorspace has been granted in Cortober. Of this
total figure c. 129 sq. m is operational. The remaining c.7,151 sq. m remains either vacant or is extant i.e.
undeveloped.
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2.9
RETAIL OVERVIEW OF SMALLER SETTLEMENTS
Elphin
Elphin has developed as an elongated settlement characterised by two storey commercial and residential
buildings towards the core of the town. The town centre accommodates a range of retail and commercial
facilities including a pharmacy, drapers, small supermarket and Bank of Ireland. Planning permission was
granted for a new retail development in June 2009 in the centre of the town but unfortunately this has yet
to commence.
Elphin has at least twenty vacant premises within the town and the level of retail activity is limited given
the scale of the town. This level of vacancy seriously detracts from the overall appearance of the town and
substantial works to improve the vibrancy and vitality of Elphin.
The standard of upkeep of buildings fronting onto Main Street is poor and these buildings should at least be
painted to enhance the streetscape. It is clear from the level of vacancy throughout Elphin that market
interest is very low.
Elphin
Frenchpark
Frenchpark
Frenchpark is quite an attractive village and has formed a linear settlement which includes a newsagents,
petrol stations with small shop, butchers, restaurant and pub. There are a number of vacant premises in
the village which offer opportunities for retail development in central locations. The retail provision of the
village is quite limited and given the extensive hinterland there is potential to develop the retail
complement further.
Tulsk
Tulsk comprises of a limited retail offering with a petrol station and a small adjoining retail unit which is
situated at the crossroads in the village. In the centre of the village there is small convenience store, a
Butcher Shop and two public houses. There was a tile showroom ‘Innovative Ceramics’ operating in the
village but this business ceased trading and has been replaced by a bicycle shop instead. There has been a
significant level of new residential development within the village of Tulsk in recent years. There were
retail/commercial units built as part of the housing development towards the east of the village.
Unfortunately these units were never occupied and continue to remain vacant.
Tulsk has the potential to expand its retail provision albeit on a small scale, given its strategic location, in
order to serve the needs of local residents and passing trade. However, the existing limited retail provision
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means that locals typically travel to Strokestown and Roscommon Town for everyday convenience goods.
Tulsk would benefit greatly from increased investment and the provision of small scale retail development.
Tulsk
Athleague
Athleague
Athleague is located on the N63 to the south west of Roscommon Town on the River Suck. The village has a
number of historical features including Athleague Castle, Tobbervaddy Castle and the Mill. Athleague is an
attractive village with a modest retail core.
Athleague has a range of services available including a supermarket/post office, a beauty salon, a dry
cleaner, an interior design shop and the Suck Valley Visitor Centre. In terms of retail provision, Athleague
appears to be performing well and there is capacity to develop the convenience retail component of the
village.
Roosky
Roosky like many of the smaller towns and villages throughout County Roscommon is characterised by a
compact retail core focused on Main Street. Dereliction has been identified as an issue which needs to be
addressed along the Main Street. The principal retail services in the town consist of a large Centra
convenience store, a ladies clothing shop, a hair salon, craft shop and fishing tackle shop.
Roosky requires a more diverse retail base especially if it is to entice tourists into the village. The Roosky
Local Area Plan 2009-2015 seeks to encourage the development and expansion of the retail sector in the
village by promoting and developing the vitality of the existing shopping areas. The expansion of the core
retail area is also promoted. The Plan identifies the potential to develop tourism-related retailing through
passing trade and wintering/mooring of boats from the River Shannon, but highlights that a more diverse
retail base is required to entice tourists to the village.
Roosky
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Bellanagare
Bellanagare is located on the N5 to the north of Tulsk Village and to the south of Frenchpark. The village
comprises of two small scale convenience stores, a public house and two restaurants. The two shops
adequately cater for the provision of convenience goods for local residents, however for weekly grocery
shopping it is considered that people in the area would predominantly travel to Castlerea, Strokestown or
Roscommon.
#
Bellanagare
Castleplunkett
Castleplunkett
Castleplunkett is located on the R367 to the west of Tulsk, just off the main Roscommon to Boyle Road. The
village is situated on a rural crossroads. In terms of commercial enterprises there are currently only two
operating in the village and these are two public houses. There was a car dealership, small convenience
store and post office operating but these businesses have all ceased in recent years. Locals now go to either
Castlerea or Tulsk for their convenience shopping. The relatively small catchment area of Castleplunkett
combined with its proximity to Castlerea which offers a good level of convenience retailing facilities, means
that it will be difficult to envisage new convenience retailing activity taking place in Castleplunkett. It would
be beneficial to have a small scale convenience store in the village which could serve local residents who
are elderly or do not have access to a car. There are vacant commercial premises in the centre of the village
which could provide this service.
Conclusions of Smaller Settlements Study
From analysis of this review a number of issues regarding retailing throughout the small towns and villages
have arisen. The significant increase in closures of small scale retailers and other commercial businesses in
recent years clearly show the direct effects of the economic downturn. The closure of the sub post offices
throughout many towns and villages has led to the closure of the convenience store which, in most cases
relied heavily on the customers visiting the post office. An example of this is evident in Castleplunkett,
where there is currently no convenience store. It is important that efforts are made to improve the facades
of both vacant and occupied commercial premises in many of the towns and villages reviewed. An
enhanced streetscape will go some way towards enticing passing trade into shops.
Settlements such as Elphin and Tulsk remain in need of a wider range of commercial investment and the
uptake of vacant units along the mains streets within these settlements. Elphin has the potential to develop
its role in supporting the network of surrounding smaller villages. Tulsk has significant capacity to improve
its retail core with a focus on tourism given its strategic location and the existing Cruachan Ai Visitor Centre.
It is the aim of this strategy to sustain and encourage further investment of convenience retailers within
existing villages and small towns. The location of large scale retailers would not be sustainable within these
villages. However, the provision of small independent retailers, professional services and specialist
functions should be encouraged. The enhancement of small retailers within villages will sustain and
improve quality of life for the people living in rural areas.
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2.10 HEALTH CHECK CONCLUSION
The health checks carried out illustrate that Roscommon Town, as the largest retail centre, continues to
trade relatively well with a good mix of both independent and multi national retailers. There was a
significant level of retail development during the economic boom and the town has retained a good level of
retail provision despite the downturn. The large convenience/comparison stores e.g. Dunnes, Tesco, Aldi
and Lidl continue to be successful and the recent extension to Lidl is encouraging. There is a significant level
of vacant and extant retail floorspace throughout the town and the primary focus should be securing
tenants for these buildings to maintain the town’s relatively strong retail core. When opportunities arise for
new retail businesses, efforts should be made to encourage occupation of the existing vacant premises,
particularly in the town centre.
Castlerea is a reasonably vibrant centre with a small diversity of uses. Lidl has attracted a significant
customer base from the wider catchment areas and its recent extension to this store indicates that their
business continues to expand. Supervalu has also expanded significantly in recent years, having extended
its floorspace provision towards the rear of the original store. The town has several development sites
located in the town centre that can cater for increased retail developments.
Boyle is a well developed market town with an attractive and unique urban topography. However, the
town has suffered from a severe lack of investment in recent years with an absence of any significant new
retail provision. This is due primarily to its location in close proximity to greater retail facilities in Cortober,
Carrick-on-Shannon and Sligo Town. The updated floor space survey and health check indicate that retail
activity in Boyle is stagnant and the town is failing to attract new retail business. There are a number of
potential development sites in the town centre which would be capable of accommodating large retailers in
the future. An opportunity exists to improve the pedestrian environment along the River Boyle by
encouraging development to face onto the River and generate passive surveillance. This should be coupled
with investment in the improvement of the environmental quality of that area.
Ballaghaderreen has seen minimal private investment in the town centre in recent years. There are no
national multiples, with the exception of Supervalu. The majority of the town is made up of independent
local retailers. There are high vacancy levels and dereliction located around the town centre, particularly
along the town’s secondary streets. It is envisaged however, that the environmental quality of the town will
be significantly enhanced with the construction of the by-pass and a number of street improvements such
as new paving. In this context it is hoped the town will provide a more attractive environment for future
investment.
Strokestown was found to provide a decent mixture of retail services given the population and catchment
area it serves. However there are issues with unsightly vacant premises throughout the town. Peripheral
areas of the town centre have a neglected appearance and high vacancy rates are evident. Efforts need to
be made to enhance the town centre and its environs. Relatively small measures such as painting run-down
buildings would go some way towards improving the town’s streetscapes. Recent developments in the
town have been very limited. At present the town does not have the population or catchment area to
attract substantial retail development. The town has an adequate and sufficiently diverse retail base which
is considered to adequately cater for the needs of the local catchment.
Both Monksland within the environs of Athlone and Cortober within the environs of Carrick-on-Shannon
experienced significant residential, commercial and retail development up to 2008, associated with the
overall growth and expansion of the urban areas of Athlone and Carrick-on-Shannon respectively. While
the development of these areas is beneficial to the performance of the economy within Roscommon,
caution must be applied to ensure that the retail and commercial developments in these areas do not stifle
growth in the County’s principal urban centre or undermine the retailing function of their parent
settlements.
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2.11 FLOORSPACE ANALYSIS
An analysis of the retail floorspace provision throughout the main centres assessed above is necessary to
gauge the current level of retail floorspace in the County. The floorspace analysis will also help inform
estimations for future floorspace requirements based on a detailed assessment of retailing trends in the
various centres throughout Roscommon. The information provided in the previous retail strategy is also
included in this section to gain a comprehensive picture of retailing in the County since 2002. The collation
of this information involves analysis of all retail applications received by Roscommon Co. Council from 2002
to January 2013. This high level of analysis primarily includes examination of the planning register to
determine the extent of retail related planning applications and site inspections of retail development sites
throughout the County.
It should be noted that for the purposes of this study the floor areas relate to net floor areas i.e. the area of
a shop or store that is devoted to the sale of retail goods (including the area devoted to checkouts).
Therefore any ancillary spaces such as offices, store rooms etc. is excluded from the net floorspace figure.
When register information detailed the gross floor area of a development, the net area was considered to
be 70% of the gross area. This is regarded as the industry normal practice.
Retail Classification
Annex 1 of the Retail Planning Guidelines 2012 states that retail goods categories can be divided into
convenience and comparison goods as follows
Convenience Goods: - Food
Alcoholic and non-alcoholic beverages
Tobacco
Non-durable household goods
Comparison Goods: - 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
Books, newspapers and magazines
Goods for personal care
Goods not elsewhere classified
Bulky Goods: -
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 portable by customers travelling by foot, cycle or bus, or that large
floorspace would be required to display them e.g.
Repair and maintenance materials
Furniture and furnishings
Carpets and other floor coverings
Household appliances
Tools and equipment for the house and garden
Bulky nursery furniture and equipment including perambulators
Bulky pet products such as kennels and aquariums
Audio-visual, photographic and information
Processing equipment
Catalogue shops and other bulky durables for recreation and leisure.
The list is not exhaustive – bulky goods not mentioned in the list should be dealt with on their merits in the
context of the definition of bulky goods.
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Commercial Floorspace Excluded
It is important to note that the floor space survey does not include certain commercial services associated
with retailing which operate throughout Roscommon. The following services are not core retailing services
and as such are excluded from the study:
Banks
Beauty Salons
Betting Offices
Building Societies
Cafes
Doctors/Dentists Surgeries
Dry Cleaners
Estate Agents
Funeral Homes
Financial Institutions
Hairdressers
Hot/Fast Food Takeaways
Insurance Companies
Offices
Post Offices
Pubs
Restaurants
Shoe Repairs
Travel Agencies
Pharmacies
A summary of the floorspace survey from January 2002 to January 2007 for the retailing centres assessed
above is provided in the following table. The table also provides a summary of vacant floorspace during this
period. It should be noted that the vacancy category also includes applications that were found to be extant
(i.e. not yet built). It is not a separate additional category and this figure forms part of the total retail
floorspace figure granted permission during the 2002 – 2007 period.
Table 2.1 Summary of Retail Floorspace Activity from 2002 – 2007
Summary of Retail Floor Space 2002 - 2007
1
2
3
4
5
6
7
Town
Convenience
Floorspace
Comparison
Floorspace
Bulky
Household
Total
Roscommon
Boyle
Castlerea
Ballaghaderreen
Strokestown
Monksland
Cortober
Total
7,728
3,423
3,344
3,195
1,795
2,127
3,132
24,744
11,558
3,349
2,735
4,923
519
2,927
1,236
27,247
9,346
1,404
3,340
3,990
2,394
10,567
10,581
41,622
28,632
8,176
9,419
12,108
4,708
15,621
14,949
93,613
%
Floor
Area
30.6
8.7
10.1
12.9
5.0
16.7
15.9
100.0
Vacancy
8,901
2,263
3,071
5,892
4,607
1,114
320
26,168
The results above indicated that during the 2002 -2007 period Roscommon was the principal retail centre in
Co. Roscommon with 31% of the convenience retail floorspace, 42% of the comparison floorspace and 22%
of the bulky household floorspace in the County. Further analysis of the table shows the significant
percentage of retail warehousing evident in Monksland and Cortober. These two areas are primarily suited
to this form of retail development.
It should be noted that much of the retail floorspace surveyed during this period was under construction,
recently completed or vacant. It was reasonably expected that this floorspace would be occupied as the
economy was thriving and the forecasts for the continuation of growth were optimistic.
However with the downturn of the economy in 2008, many of the sites/properties surveyed still remain
vacant or unfinished. Vacant retail premises are evident in every centre throughout the County, however
areas where there are significant levels of vacancy of retail units, particularly warehouse units, include
Ballaghaderreen, Cortober and Strokestown.
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Chapter 2: Assessment of Retail Centres in Roscommon
The table above also outlines the lack of new retail activity in Boyle during what was considered to be the
most prosperous years in the Irish economy to date. Factors considered responsible for this decline in
retailing in Boyle include its proximity to surrounding centres such as Sligo, Carrick-on-Shannon and
Cortober which offer an attractive alternative for shoppers. The tight urban grain of Boyle town and the
lack of suitable opportunity sites may have also hindered the development of additional large scale retail
floorspace.
A summary of the floorspace survey from January 2007 to January 2013 for the same retailing centres
assessed above is provided in the following table. The table also provides a summary of vacant floorspace
during this period. As detailed above it should be noted that the vacancy category also includes applications
that were found to be extant (i.e. not yet built). It is not a separate additional category and this figure forms
part of the total retail floorspace figure granted permission during the 2007 – 2013 period.
Table 2.2 Summary of Retail Floorspace Activity from 2007 – 2013
Summary of Retail Floor Space 2007 - 2013
Vacant /
Extant
21,691
%
Floor
Area
56.8
46
2,110
1,305
278
5,433
7,280
38,143
0.1
5.5
3.4
0.7
14.2
19.0
100.0
0
913
772
177
3,621
7,151
32,324
Town
Convenience
Floorspace
Comparison
Floorspace
Bulky
Household
Total
1
Roscommon
1673
11,854
8164
2
3
4
5
6
7
Boyle
Castlerea
Ballaghaderreen
Strokestown
Monksland
Cortober
Total
0
1,422
147
213
536
2,374
6,365
46
688
692
65
0
4,605
17,950
0
0
466
0
4,897
301
13,828
19,690
st
Note – Percentages may not total due to rounding. Figures accurate to Jan 31 2013.
The table above clearly demonstrates that Roscommon remains the primary retailing location in the
County. Cortober and Athlone Environs demonstrate significant retail floorspace additions since January
2007. It should be borne in mind that in relation to these two areas, applications for retail developments
generally tend to be large scale e.g. retail warehousing developments or development with a large scale
anchor tenant. Furthermore the table above demonstrates that a significant level of developments granted
in Roscommon town, Ballaghaderreen, Athlone Environs and Cortober remain either vacant or
undeveloped. This is particularly evident in Cortober, where almost all of the retail floorspace granted since
January 2007 remains undeveloped or extant.
This table also presents the reality of the level of proposed retail developments witnessed, particularly in
the early stages of the survey period i.e. 2007 and 2008. This reflects the period of economic buoyancy and
optimism prior to the global credit crunch witnessed in mid/late 2008. This led to a significant economic
decline and the on-set of recession. In retailing terms for Co. Roscommon, this downturn has manifested
itself through a significant slow down in retailer demand, an existing over-supply of retail floorspace stock
throughout the County and the associated vacancy of numerous established and newly constructed retail
developments.
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Chapter 2: Assessment of Retail Centres in Roscommon
Roscommon Retail Strategy 2014–2020
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Chapter 3: Projected Floorspace Requirements
CHAPTER THREE
PROJECTED FLOORSPACE REQUIREMENTS
3.1
INTRODUCTION
This section reviews and updates the floorspace capacity assessment presented in the 2008 Retail Strategy
taking into account changes to the economy and population and future economic and population forecasts.
It should be noted that a quantitative retail appraisal of this nature can only provide a broad brush
indication of the likely floorspace quantums that need to be achieved in the County. It involves making
forecasts for the future population, expenditure, turnover and other factors. A number of inputs have to be
estimated. As the study is based on a number of assumptions, it can only provide a broad indication of
anticipated capacity. Nonetheless, the quantitative study can give a useful overview of the position of the
County from a retailing perspective. Furthermore, it should be noted that the figures set out in this section
are not intended to be prescriptive thresholds nor should they be treated as upper limits.
3.2
METHODOLOGY
The approach taken is a step by step capacity assessment including the following steps: 1. Estimate the population at base and design year
2. Estimate of expenditure per capita on convenience, comparison and bulky household goods at the
base year and design year
3. Estimate of total available expenditure in the base year and design year for residents of Co.
Roscommon with adjustments to allow for inflows and outflows based on the household survey
4. Estimate the likely increase in expenditure available for provision of additional floorspace, making
allowances for existing planning permissions, increased efficiency of existing retail floorspace and
changes to the proportion of expenditure on other forms of retailing such as internet
5. Estimate the likely average turnover of new floorspace in convenience, comparison and bulky
household goods
6. Estimate the capacity for additional floorspace in the County
3.3
POPULATION
The 2006 Census of Population carried out by the Central Statistics Office states that the population of
County Roscommon was 58,786. According to the 2011 Census, the population of County Roscommon is
64,065. This represents a population increase of 9% during this intercensal period.
In order to be consistent with the Regional Planning Guidelines 2010-2022 population targets for Co.
Roscommon the following population projections for 2020 and 2024 are set out in the table below.
Table 3.1 Population Projections for County Roscommon
2006
2011
2020
2024
58,786
64,065
71,164
75,632
(Source: Extrapolation of figures set out in RPGs for the West Region, 2010-2022: Chp. 4)
3.4
EXPENDITURE ESTIMATES
Based upon analysis of the Annual Service Inquiry, Consumer Price Index 2012 and Euro Monitor
International World Retail Data and Statistics 2012 it is estimated that the total expenditure per capita on
convenience goods is approximately €3,178. This figure is derived from annual percentage changes in
consumer spending, applied to the convenience base figure from the previous Retail Strategy. From 2006 to
2008 steady growth rates in consumer spending were recorded. Over the period 2009 to 2010 consumer
Roscommon Retail Strategy 2014–2020
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Chapter 3: Projected Floorspace Requirements
spending dropped in line with the onset of recession. Modest returns to growth on convenience spending
have been recorded for 2011 and 2012.
The economic forecast remains unstable with recovery unlikely to take place over the short and medium
term. Having regard to ESRI forecasts modest growth predictions for the period 2012-2020 are assumed.
For convenience goods we have assumed a low growth rate of 1% for the period 2012- 2020, allowing for
modest growth for the period 2012 – 2015 and taking account of predicted increases in growth from 2015
onwards. The estimate of convenience expenditure per capita in 2020 is therefore estimated at €3,439.
This figure for convenience goods expenditure is projected forward to 2024. Two assumptions are provided
for this long term expenditure estimate. A conservative 1% growth rate shall be applied which will give an
annual expenditure per capita of €3,615 on convenience goods. Applying a higher growth rate of 2% per
annum gives an annual expenditure per capita of €4,098 for 2024.
Comparison goods expenditure has also been calculated based upon the same analysis applied to the
convenience retail. It is estimated that the total expenditure per capita on comparison goods is
approximately €2,712. This figure is derived from annual percentage changes in consumer spending,
applied to the comparison base figure from the previous Retail Strategy. Since 2009 comparison retailing
has been in decline, with significant drops in sales recorded in 2009/2010. Sales returns recorded for
2011/2012 suggest that comparison retailing is recovering slowly.
An adjustment has been applied to Co. Roscommon, taking account of a lower expenditure per capita on
comparison goods. For the purposes of this study an estimate that expenditure on comparison goods in Co.
Roscommon is approximately 90% of the national average. This equates to a figure of €2,444 in 2012.
The economic downturn impacted significantly upon expenditure on comparison goods, however assuming
recovery and a return to growth as predicted over the 2012-2020 period, a greater rise in comparison
expenditure spending would take place, as higher levels of disposable income would be spent on clothing,
footwear, household goods, electrical goods, carpets furniture and son on. Thus for comparison goods we
have assumed a conservative estimate of a growth rate of 3% per annum for the period 2012-2020. The
estimate of comparison expenditure per capita in 2020 is therefore estimated at €3,092.
This figure for comparison goods expenditure is again projected forward to 2024. Two assumptions are
provided for this long term expenditure estimate. A conservative 3% growth rate shall be applied which will
give an annual expenditure per capita of €3,582 on comparison goods. Applying a higher growth rate of 5%
per annum gives an annual expenditure per capita of €4,600 for 2024.
Year
2012
2020
2024
3.5
Table 3.2 Expenditure Per Capita
Convenience
Comparison
3,178
2,444
3,439
3,092
3,615 – 4,098
3,582 – 4,600
Total
5,622
6,531
7,197 – 8,698
TOTAL AVAILABLE EXPENDITURE
The total available expenditure is set out in the following Table 3.3 below. This is calculated by multiplying
the population by the expenditure per capita for each category for each year. In 2012 the total available
convenience expenditure is estimated at €203m while comparison expenditure is estimated at €156m. In
2020 convenience expenditure is estimated to be €240m whilst comparison expenditure is estimated at
€216m.
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Chapter 3: Projected Floorspace Requirements
It must be emphasised that projections up to 2020 are conjectural and more so for projections to 2024,
however notwithstanding this, the 2024 assumptions for a lower and higher growth rate are as follows - it
is estimated that by 2024 convenience expenditure will be between €273m and €309m. For comparison
goods it is estimated that the expenditure will be between €270m and €348m.
Year
€ Million
2012
2020
2024
Table 3.3 Total Available Expenditure
Convenience
Comparison
€ Million
€ Million
€203
€156
€240
€216
€273 - €309
€270 - €348
Total
€ Million
€359
€456
€543 - €657
For the purposes of the retail strategy it is assumed that bulky goods expenditure accounts for a total of
15% of comparison goods expenditure. Thus estimates for bulky goods expenditure are outlined in Table
3.4 below.
Year
€ Million
2012
2020
2024
3.6
Table 3.4 Total Available Expenditure, including Bulky Goods Category
Convenience
Comparison
Bulky
Total
€ Million
€ Million
€ Million
€ Million
€203
€133
€23
€359
€240
€183
€33
€456
€273 - €309
€229 - €295
€41 - €53
€543 - €657
TURNOVER AND FLOOR SPACE CAPACITY
It is possible to derive the existing average turnover rate per square metre of existing floor space by
dividing the total expenditure for 2012 by the floorspace in each category.
For future floorspace requirements in the County we have applied an average turnover per sq. m of €9,000
for convenience goods, €4,050 for comparison goods and €2,160 for bulky goods for floorspace in County
Roscommon for future retail floorspace. The figures are based upon a 10% reduction of 2006 figures to
reflect the downturn in retailing turnover experienced since 2008.
An inventory of the existing floor space throughout the County was established in the previous retail
strategy. The inventory provided a breakdown of the existing floorspace in the County into the three
retailing categories i.e. convenience, comparison and bulky goods. In order to update these figures we have
undertaken an inventory of all the operational retail floorspace granted since the previous study and added
it to the figures set out in the previous retail strategy.
An adjustment has also been made to allow for applications granted from a change of use from retailing
since 2006. This figure was calculated in the 2012 review of the Retail Strategy and provided an inventory of
applications granted for a change of use from retail to non-retail activity e.g. change of use from retail to
office. Thus in order to calculate the level of expenditure required to accommodate existing retail
floorspace, the turnover figures are multiplied by the existing floorspace in each category. Expenditure
requirements for existing retail floorspace are outlined in Table 3.5 below.
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Chapter 3: Projected Floorspace Requirements
Table 3.5 Expenditure Requirements for Existing Retail Floorspace
Convenience
Comparison
Bulky
Existing
Floorspace 2013
16,169
15,404
23,595
Turnover
Turnover *
16,169 * €9,000
15,404*€4,050
23,595*2,160
Floorspace
Total
€145,521,000
€62,386,200
50,965,200
Expenditure
Required
Table 3.6 Expenditure Required for Vacant/Extant Floor Space Granted 2007-2013
Convenience
Comparison
Bulky
Vacant /Extant
Floorspace
5,090
15,749
11,550
Permitted
Average
Turnover
5,090*€9,000
15,749*€4,050
11,550*€2,160
Expenditure
Required
€45,810,000
€63,783,450
€24,948,000
Table 3.7 Total Expenditure Required for Existing and Vacant/Extant Floor Space
Granted 2007-2013
Convenience
Comparison
Bulky
Expenditure
Required for
€145,521,000
€62,386,200
€50,965,200
Existing
Floorspace
Expenditure
Required for
€45,810,000
€63,783,450
€24,948,000
Vacant
Floorspace
Total
Expenditure
€191,331,000
€126,169,650
€75,913,200
Required
In order to calculate the level of expenditure available for future retail floorspace in the County, the totals
outlined in Table 3.7 should be subtracted from the total expenditure outlined in Table 3.4. The results are
outlined in Table 3.8 below.
Table 3.8 Expenditure Available for Future Retail Floor Space
From 2014
Convenience
Comparison
Bulky
48,669,000
56,830,350
-42,913,200
2024 Low
81,331,000
102,830,350
-34,913,200
2024 High
117,669,000
168,830,350
-22,913,200
2020
It is possible to estimate future floorspace capacity by dividing the total amount of expenditure by the
estimated turnover totals per sq. m for comparison, convenience and bulky goods.
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Chapter 3: Projected Floorspace Requirements
Table 3.9 Floorspace Capacity from 2014 to 2020-2024
Convenience
Comparison
Bulky
From 2014
Sq. m
Sq. m
Sq. m
2020
2024 Low
2024 High
5,407
14,032
-19,867
9,036
25,390
-16,163
41,686
-10,607
13,074
It can be seen from the table above that the floorspace capacity projections for additional convenience and
additional comparison goods is more conservative than the projections set out in the previous Retail
Strategy. This addresses the over optimistic forecasts of the previous Strategy and reflects the downward
changes experienced in the economy and retail sector since the adoption of the 2008 Strategy.
One of the key considerations from the analysis carried out above shows that, for convenience and
comparison floorspace, the figures for future floorspace capacity align closely with the figures of vacant and
extant retail floorspace granted during the 2007-2013 study period. Thus the findings indicate that the
development and uptake of the vacant and extant floorspace, granted during 2007-2013, meet floorspace
capacity projections over the life of the 2014-2020 CDP.
These findings reinforce the need to apply strict criteria for the granting of further retail floorspace in the
main retail centres of the County, where it is evident that these centres already have existing vacant retail
units and/or sites with planning permission for retail development. New retail proposals should seek to
avail of these vacant units and undeveloped sites, over further new build/new site retail development,
particularly where sequential testing is applicable.
As expected, for bulky comparison goods in the form of retail warehousing, a deficient scenario is indicated
for the foreseeable future. This is primarily due to the high levels of this type of floorspace that has been
delivered in the County from c. 2004 – 2008. The previous Retail Strategy highlighted the extensive level of
retail warehousing permitted. This provided strong indicators that this form of development needs to be
strictly controlled for future proposals. To date, a significant amount of retail warehouse floorspace
remains either vacant or undeveloped. Vacancy rates of retail warehousing are particularly evident in
Ballaghaderreen, Roscommon, Monksland and Cortober.
Thus it is considered that only in exceptional circumstances, (which have been demonstrated to the
satisfaction of the Planning Authority) should further sites for new build retail warehousing be permitted
where vacant floorspace exists in the general locality. It is reasonable to assume that existing retail
warehouses could accommodate or could be modified to accommodate most new retail warehouse
proposals.
3.7
SUMMARY
The analysis undertaken has established that 38,143 sq. m of retail floorspace was granted throughout the
main retailing centres in County Roscommon, from 1st January 2007 to 1st January 2013. Of this total figure
5,819 sq. m of the granted retail floorspace has become operational. The remaining 32,324 sq.m of retail
floorspace granted during the 2007-2013 period remains either vacant or extant. Clearly there is a
substantial level of floorspace which could be developed, however it is likely that much of the extant
floorspace granted may not be developed over the lifetime of this Strategy.
The Retail Planning Guidelines outline the recommended approaches to assessing future floorspace
requirements. The Guidelines state that the starting point for any assessment of additional retail floorspace
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Chapter 3: Projected Floorspace Requirements
requirements should be an assessment of inter alia; the quantum of existing floorspace, market demand
and an assessment of need.
Economic forecasts predict modest returns to growth over the coming years and this will have a direct
impact upon the retail sector, which will expand or contract as the economy dictates. Having regard to the
level of vacant and extant retail floorspace throughout the County, it is considered that there would be a
sufficient level of vacant and extant retail floorspace to accommodate new retail development throughout
the County for the foreseeable future.
This existing vacant quantum of retail floorspace justifies applying greater stringency when assessing new
build proposals, particularly when assessing the proposed location of new retail developments. Where new
convenience and comparison floorspace is proposed outside of the defined retail core of any town or
village, the issue of the likely impact on the town/village centre as a whole arises. In these instances the
applicant should be required to demonstrate why existing retail sites in more central locations cannot meet
the needs of the proposed development.
It must be emphasised that it is not the aim of this Retail Strategy to inhibit new retail development.
Instead this Strategy aims to ensure recognition is given to the importance of maintaining the existing retail
hierarchy of the County and a town centre first approach is encouraged when assessing convenience and
comparison retail proposals. These initiatives are the key principals set out in the Retail Planning
Guidelines.
It is essential that Roscommon Town as the main urban centre of the County continues to develop its retail
function to supply a diverse range of retail facilities and ensure a healthy and competitive retail
environment. It is equally important that the other key retailing centres of Castlerea, Ballaghaderreen,
Boyle, Strokestown, Monksland and Cortober retain and reinforce their retailing role. In this regard it is
hoped that the existing retailing facilities in these centres will be maintained and enhanced to allow all
residents of the County to have relative ease of access to a broad range of retail facilities.
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Chapter 4: Retail Strategy and Policy Guidance
CHAPTER FOUR
RETAIL STRATEGY AND POLICY GUIDANCE
4.1
INTRODUCTION
This section aims to integrate the key findings of our study, in order to establish an effective strategy for
planning for future retail development in Co. Roscommon.
Key objectives of this Retail Strategy for Roscommon are:
• To establish a broad indication of the quantum of development to be provided throughout
Roscommon
• To provide advice on the methodology and policy approach for assessing retail proposals
• To guide retail development to the appropriate centres and ensure a holistic approach is
undertaken when assessing retail applications, to ensure sustainable retail development.
4.2
THE RETAIL STRATEGY
It is considered that the majority of future retail floorspace requirements will be provided within the town
centres of the main settlements of Roscommon town, Castlerea, Boyle and Ballaghaderreen and to a lesser
extent within lower tier settlements. When one considers the level of residential development in
Monksland, it is reasonable to assume that demand for the provision of additional retail services may
increase in this area. However to date, there have been very few applications for further retail
development in this area.
Notwithstanding this, further retail development in the centres of Monksland and Cortober should be
carefully assessed, having regard to the potential impacts upon the adjacent primary retailing centres of
Athlone and Carrick-on-Shannon.
The focus of providing new retail floorspace within the primary towns of the County will help to
strengthen the town centres and clearly establish their primacy in terms of retailing roles and functions.
This ‘town centre first’ approach underpins the main objectives of the Retail Planning Guidelines.
The focus on ensuring the occupation of the existing retail warehousing on the edge of town centres and
also in the centres of Monksland and Cortober will aim to secure a level of occupancy of these vacant units
which, left unoccupied will become unsightly. Future retailing proposals which cannot be accommodated
within established town centres will be steered towards proposals for occupying the existing vacant retail
units at edge of centre sites.
4.3
FUTURE FLOORSPACE REQUIREMENTS
Convenience
Having regard to the current economic situation and the present level of convenience shopping floorspace,
there is expected to be only a limited requirement for additional convenience floorspace (approximately
5,000sq m net) throughout County Roscommon up to and including 2019. This figure also reflects the
floorspace calculations of vacant and extant retail units in the main urban centres. The level of
vacant/extant convenience retail floorspace aligns with the predicted 5,000sq m floorspace requirement up
to 2019.
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Chapter 4: Retail Strategy and Policy Guidance
Comparison
Similarly to the convenience retail sector, the current climate and substantial level of vacant and extant
comparison floorspace means that there is more than a sufficient amount of floorspace already available to
meet the predicted c.14,000 sq m requirement by 2019.
Bulky Goods and Retail Warehousing
The previous Retail Strategy identified the surplus of retail warehouse development and this situation has
not changed to date. Chapter Two identified that there is a significant level of vacant retail warehousing in
the majority of the main settlements throughout Co. Roscommon.
In order to safeguard the vitality and promote the ongoing regeneration of the main town centres, the
provision of all development proposals relating to retail warehousing needs to be very carefully considered.
On the assumption that most existing retail warehousing could accommodate or be modified to
accommodate new proposals it is estimated that there will be no further requirement for additional retail
warehousing floorspace in the short-term, and in particular in the lifetime of the Roscommon County
Development Plan 2014 - 2020.
Only in exceptional circumstances where is it demonstrated that existing retail warehouse facilities cannot
meet the requirements of the new proposal, should new build retail warehousing be considered.
Consideration should also be given to alternative uses for existing vacant retail warehouses, provided
proposals are not contrary to the proper planning and sustainable development of the area. The occupancy
of these units for purposes deemed compatible with the adjacent land uses in the area provides a better
alternative than to allow these units to remain vacant and inevitably fall into a state of disrepair.
From the analysis undertaken it is clear that the current levels of vacant and extant retail floorspace for
convenience, comparison and bulky household goods could meet the predicted floorspace requirements
over the lifetime of this Strategy. In this context, careful monitoring of retail floorspace development is
needed to ensure the County can continue to provide an appropriate scale and quality of floorspace to
meet the needs of the current and future population.
It is acknowledged that irrespective of the floorspace analysis and requirements set out, ultimately the
economic climate and retail market will dictate future retail development in the County. It is the
responsibility of the Council to steer this development to the appropriate locations within the County. It is
hoped that retail activity throughout the County will prosper over the lifetime of this Strategy and beyond.
Retail expansion, if required, will be facilitated by the Council through appropriate zoning of lands for retail
purposes. It is recommended that the need for longer term retail development is reviewed in 2018, to
ensure that there is adequate flexibility in the retail strategy to adapt to changing needs.
4.4
STRATEGY FOR FLOORSPACE DISTRIBUTION
This retail strategy provides a broad, but focused approach for the formulation of planning policies and
objectives for retail development in the County.
The main aim of the retail strategy should be to focus on consolidating the role and function of the
established town centres and all tiers of settlements, by encouraging the retention and improvement of all
retail and services appropriate to each centre.
In relation to convenience shopping the focus should be on the provision of local and accessible facilities,
which actively encourage a more sustainable approach to shopping i.e. a reduction in distances travelled by
cars and greater opportunities to avail of convenience goods in one trip. This requires the provision of
modern supermarket developments in each of the main town centres and other key established
settlements.
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Chapter 4: Retail Strategy and Policy Guidance
For general shopping/comparison goods shopping, the main aim of the retail strategy is to achieve a critical
mass of high quality shopping facilities in the main centres of Roscommon town, Castlerea, Boyle and
Ballaghaderreen. Retail development of this nature will promote the regeneration and development of
these towns. Increased comparison retailing activity will also increase the overall status and
competitiveness of towns as a destination to visit and avail of facilities. Having regard to the aim to
promote Roscommon town as the prime retailing centre and in consideration of existing and projected
settlement patterns it is considered that most new comparison retail development will be aimed towards
the County Town.
Notwithstanding this comparison retailing will be encouraged in the towns of Castlerea, Ballaghaderreen,
Boyle and Strokestown. Having regard to previous and existing trends in the smaller, local and lower tier
centres within the County it is considered unlikely that there will be much increase in comparison retail
developments in the short-to-medium term. However retail provision is accommodated for the smaller
towns and settlements through the Area Plans and it is recognised that this position needs to be reviewed
to reflect where future need emerges to serve the immediate local population.
The provision of additional convenience retail floorspace within the centres of Monksland and Cortober
should be facilitated in the event of increased demand due to residential expansion. Having regard to the
need to address the current surplus of retail warehousing, this Strategy proposes that flexibility for
alternative use of these facilities is adopted. Alternative commercial or community facilities within retail
warehouse units may be deemed appropriate provided they are in accordance with the proper planning
and sustainable development of the area.
4.5
CRITERIA FOR ASSESSMENT OF RETAIL DEVELOPMENT
In order to consolidate the respective role of the town centres throughout the County, it is necessary for
the 2014-2020 County Development Plan and associated Area Plans to incorporate a set of criteria for
assessing retail developments.
The 2012 Retail Planning Guidelines provide the main principles for assessing new retail proposals. These
should be referred to and reflected in the County Development Plan, to inform the main planning
considerations for retail development, which include site selection, scale and form of development, access
and servicing arrangements, linkages and support for creation of a vibrant and competitive retail sector in
Co. Roscommon.
In line with the Guidelines the preferred location for retail development is within existing town centres. It is
recognised that instances will arise where a town cannot accommodate a retail proposal and it will be
necessary to accommodate a development at an edge-of-centre locations.
In relation to the above the Planning Authority will require the submission of a sequential approach for
edge of centre/out of town centre retail developments. The Planning Authority will require that a full
assessment of all suitable, viable and available sites is undertaken. The Planning Authority must also be
satisfied that there will be no negative impact upon the vitality and viability of the existing retail core.
4.5.1
Large Convenience Stores
The Retail Planning Guidelines set out convenience retail floorspace caps as a measure to avoid local
market dominance and monopolies undermining competition and city and town centre vitality. The 2012
Guidelines remain consistent on convenience floorspace caps relevant to Co. Roscommon. The 3,000 sq m
maximum threshold cap for convenience retail floorspace still applies throughout the County. It is not
envisaged that over the lifetime of this strategy that there will be any localised justification for altering this
floorspace cap.
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Chapter 4: Retail Strategy and Policy Guidance
Where possible proposals for new large scale convenience developments should be located within or on
the edge of a town centre. For such proposals in District Centres consideration must be given to the scale
of the development and its requirement to primarily serve a large residential area and community.
Consideration needs to be given to pedestrians and those using public transportation in choosing the
location of new convenience stores. It is however recognised that, in general large convenience stores tend
to attract a higher percentage of customers undertaking less frequent but larger weekly grocery shopping
trips. In this regard the availability and provision of accessible car parking is a pre-requisite. Where large
scale convenience developments are proposed on sites with parking constraints, consideration will be given
to multi-storey car parking.
4.5.2
Retail Warehousing and Retail Parks
The Retail Planning Guidelines recommend that Planning Authorities carefully consider the zoning of any
land for any additional retail warehousing in their areas, given the level of provision of this category of
development in recent years in and around the main centres of population, the levels of vacancy in such
centres and thus pressure to entertain uses inappropriate to the edge of centre locations of many of these
developments.
The Guidelines recognise the benefits of retail warehousing being accommodated beyond the confines of a
town centre where large areas of land and large on-site parking areas are required. In conjunction with this,
it is more appropriate to plan retail parks on the edge-of town centres (where a site may be available)
where one or more retail warehouse units could be accommodated.
In assessing the suitability of any retail warehousing it will be important to consider the type of goods sold,
the size of the units, infrastructure provision and vehicular access and movement arrangements.
The Retail Planning Guidelines outline recommendations that individual retail warehouses should not be
less than a minimum of 700 sq m gross floorspace in out of town centres. This recommendation should be
recognised in assessing applications to sub-divide units of this scale. A maximum of 6,000 sq m gross in size
is recommended.
In order to protect the viability of town centre retail units it is important that the use of retail warehousing
is restricted solely to the use of bulky household goods. The appropriate use of planning conditions will
ensure that the range of goods sold from these premises will tend to comply with typical retail warehousing
developments i.e. hardware, garden materials, furniture and white electrical goods. Only in exceptional
circumstances where the Planning Authority is satisfied that alternative retail sales will not undermine the
viability of neighbouring retail development should the sale of goods outside of the aforementioned
categories be permitted.
It is recognised that there is an over supply of retail warehousing throughout the County as a whole,
particularly in Roscommon town, Ballaghaderreen, Monksland and Cortober. It is acknowledged that retail
warehouse vacancy is also evident in other settlements in the County. As such it is not envisaged that there
will be any further need for such retail warehousing in any town. However in order to address a potential
need for this form of development in the future, zoning for this use will be accommodated in Area Plans.
These Plans should include a phasing programme to ensure that 75% of the existing vacant retail
warehousing is occupied prior to permitting new retail warehouse developments. In order to allow for
flexibility and address potential emerging trends in retail warehousing development, this area should be
revisited as part of the review of the County Development Plan.
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4.5.3
District and Neighbourhood Centres
District Centres
It is important to underline the role of district centres as set out in the Retail Planning Guidelines. The role
of a district centre is to provide a range of retail and non-retail service functions (e.g. banks, post office,
local offices, restaurants, public houses, community and cultural facilities for the community at a level
consistent with the function of that centre.
District centres should not serve as a retail destination in their own right sufficient to adversely impact on
the city/town centre to which they are subservient. They can be purpose built and developed to serve new
and existing expanding areas.
The need for additional retail development in a district centre to serve future population growth or for any
significant extension to an existing district centre should be carefully examined in the development plan for
the area. Justification for additional retailing provisions in district centres would be based on a significant
growth in the population or on a demonstrable level of under-provision of retailing or other services to
meet the regular convenience and lower order comparison shopping needs of new communities as
provided for and quantified by the relevant core strategy.
Neighbourhood Centres
A neighbourhood centre is defined as a small group of shops, typically comprising a newsagent, small
supermarket/general grocery store, sub-post office and other small shops of a local nature serving a small,
localised catchment population.
The main aim of a neighbourhood centre is that is serves a local catchment area in a way which is
convenient to the population served. It is important when considering proposals for neighbourhood centres
that the scale and distribution of this facility is not too widespread however, as this would undermine the
benefits of a local focus of provision. In order for a neighbourhood proposal to be viable, there needs to be
a reasonable quantum of scale to provide a good local range and viable focus of shopping and services.
The aim of this strategy is not to define the specific locations for development of neighbourhood centres,
but to inform part of the wider process i.e. in the preparation of plans for the relevant settlements in Co.
Roscommon. The foregoing information pertaining to neighbourhood centres should be considered when
carrying out land use zoning as part of a plan making process.
4.5.4
Discount Convenience Stores
The Retail Planning Guidelines recognise the new growth of discount convenience stores, which have
markedly increased in recent years throughout the State. Roscommon is no exception with a significant
presence of the two main continental European retailers i.e. Aldi and Lidl. These stores are established at
various locations throughout the County.
It was initially considered that this form of supermarket would complement other supermarkets and larger
superstores through the provision of additional variety and competition in the retail market. The 2012
Retail Planning Guidelines now state that the distinction between ‘discount stores’ and other convenience
goods stores which was contained in the 2005 Retail Planning Guidelines will no longer apply. Presumably
this is because the established discount retail chains are now providing essentially the same service and
commodities as mainstream retailers.
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Thus in future, discount convenience stores should be assessed under the same criteria as main stream
convenience stores. However a key consideration of discount stores which needs to be addressed in the
future is the likely impact of the store on the urban design, character and amenity of the town or area.
Where discount stores continue to be proposed on edge of centre or out of centre sites its overall
accessibility by all means of travel, especially pedestrians, and its impact on the vitality and viability of the
town centre will need to be carefully considered.
4.5.5
Factory Outlet Centres
At present factory outlet centres do not form part of the retail provision within Co. Roscommon. The
general presumption on factory outlet centres is that they can seriously undermine the viability of the
established comparison retailers if developed in close proximity to them. This is because factory outlet
centres represent direct competition by providing fashion related retail outlets and products, usually at a
lower price.
The Retail Guidelines outline that when developments of this nature are located out-of-town on greenfield
sites, they can divert a significant amount of expenditure on comparison shopping goods away from
established city/town centres and tourist centres even some distance away.
However there is also a contention that outlet centres within or immediately adjacent to a city or town
centre can generate commercial synergies with the established retail outlets. This in turn raises the profile
of the centre and enhances the aggregate turnover on retail goods and leisure activities of the
neighbouring town or city.
Proposals for this niche form of retailing must demonstrate that the products sold will not be in
competition with those currently on sale in typical city/town centre locations.
It is generally accepted that the success of a factory outlet centre will depend on attracting visitors from a
wide catchment area, including tourists and there may be positive implications for existing tourist facilities
and established town centres.
The primary criterion for assessing a factory outlet proposal should be whether the development is located
in a strategic location which is capable of achieving sufficient tourism based expenditure.
4.5.6
Retailing in Small Towns and Villages
The local shop in the towns and villages throughout the County has an important role not only in the
provision of day to day/top-up shopping requirements, but also as a social medium in rural areas. It is
important that these facilities remain in place, although there are an increasing number of these local
retailers closing due to the current economic climate.
The development of local small-scale shops should generally be steered towards the centres of existing
towns and villages to provide a level of accessibility to all sections of the local community, in particular
older/disabled residents or those with limited forms of transport.
Throughout Co. Roscommon there should be a broad presumption in favour of new build small-scale retail
development in the form of local shops in small towns and villages subject to the following criteria:
1. The proposed development is not likely to present a significant adverse impact on the vitality and
viability of existing retail facilities.
2. It has been demonstrated to the satisfaction of the Planning Authority that there are no suitable
existing vacant premises in the immediate area.
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3. The proposed scale and design would not give rise to an adverse impact upon residential amenity
or undermine the existing streetscape.
4. The requisite infrastructure and parking arrangements are available to service the proposed
development.
The importance of the provision of local shops within settlements should be recognised and safeguarded in
development plans through appropriate land-use zoning. Where deemed necessary floorspace caps to
maintain a level of consistency and achieve appropriately scaled shops within towns and villages should be
addressed in development plans.
4.5.7
Isolated and Rural Small Shops
In line with development policies within the County Development Plan and respective Area Plans it is
considered that almost all retail development should be directed towards existing serviced settlements,
with a general presumption against retail development in the countryside.
However consideration should be given to particular circumstances to facilitate exceptions for developing a
retail unit in a rural setting. Such exceptions may include:
1. The provision of a shop as an ancillary feature of a tourist or recreational facility. However the
Planning Authority must be satisfied that the shop is secondary to the primary tourist/recreational
facility.
2. A shop which is an ancillary feature of a farm diversification development
3. A craft retail element attached to a craft workshop where the product made is sold directly to the
public.
4.5.8
Petrol Filling Stations and Forecourt Convenience
Convenience retail floorspace associated with petrol filling stations has become an expanding sector of the
Irish retail market. In rural areas these facilities play a particularly important function with the provision of
day to day and top up shopping.
The siting of petrol filling stations should be designated in the zoning of development plans and should be
accommodated on edge of town sites.
In keeping with the Retail Planning Guidelines it is proposed that the maximum net floorspace for the retail
provision of a filling station should be no more than 100sq.m.. Where proposals for larger floorspace are
submitted the sequential approach to the retail development should be applied.
It is important that the forecourt convenience provision of a filling station does not give rise to an adverse
impact on the retailing performance of an established town centre, and the convenience retailers within
the town.
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APPENDIX ONE
CORE RETAIL AREAS
The following maps presented in Appendix One identify the locations considered most suitable for
convenience and comparison retail development in Roscommon Town, Castlerea, Boyle,
Ballaghaderreen, Strokestown and Elphin.
The maps should not be interpreted legally and are solely for the purposes of identifying the
preferred locations for future convenience and comparison retail development. The specific zoning,
objectives etc in the relevant Development Plan should be primarily consulted.
Map 1 –
Roscommon Core Retail Area
Map 2 –
Castlerea Core Retail Area
Map 3 –
Boyle Core Retail Area
Map 4 –
Ballaghaderreen Core Retail Area
Map 5 –
Strokestown Core Retail Area
Map 6 –
Elphin Core Retail Area
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