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2 ROGER TYM & PARTNERS Fairfax House 15 Fulwood Place London WC1V 6HU t (020) f (020) e london@tymconsult.com w This document is formatted for double-sided printing. P1768

3 CONTENTS EXECUTIVE SUMMARY...i-iii 1 INTRODUCTION... 1 Context...1 Study Approach...1 Structure of Report POLICY REVIEW... 3 National Spatial Strategy...3 National Development Plan...4 Retail Planning Guidelines Regional Planning Guidelines for the South West Region...5 Cork Area Strategic Plan (CASP) The North and West Cork Strategic Plan 2002 to Cork Strategic Retail Study (CSRS) Cork County Development Plan Cork City Development Plan Draft City Centre Retail Strategy and Action Plan THE RETAIL HIERARCHY Introduction...11 Cork City Centre...14 Cork City Suburbs...14 Outer Metropolitan Area...16 Ring Towns...17 County Towns...19 Retail Warehousing...21 Summary SHOPPING PATTERNS Introduction...23 The Shoppers...23 The Household Survey DEMAND ANALYSIS Introduction...31 Comparison Expenditure Patterns...31 Convenience Goods STRATEGY Introduction...41 Distribution of New Comparison Goods Floorspace...41 Distribution of New Convenience Goods Floorspace...43 Retail Hierarchy...44 Phasing...48 Specialist Retail Formats...49 APPENDICES Appendix 1 : Population Projections Appendix 2 : Retail Commitments Appendix 3 : Survey and Questionnaires Appendix 4 : Quantitative Assessment of Retail Spending Appendix 5 : Guidance on Undertaking Retail Impact Assessments

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5 EXECUTIVE SUMMARY Context 1 This Strategic Retail Study updates that previously undertaken for the City and the County in The study was completed in parallel with work on the CASP strategy update and will inform the current reviews of the Development Plans for the City and County. 2 The joint City and County retail strategy set out in the existing Development Plans acknowledges Cork City centre as the primary retail centre in the hierarchy and the focus for comparison goods retail development. The joint strategy seeks to control the expansion of the suburban district centres so that planned development in the City centre and the Metropolitan towns can be achieved. Retail growth in the Ring and County towns is to reflect planned population growth. 3 The need for additional retailing will be driven both by changing consumer expenditure and population. Between 2002 and 2006 the population of the City and County grew by 1.82% per annum and is projected to continue to increase at a marginally lesser rate up to The National Spatial Strategy provides a strategic emphasis for the promotion of investment and development of Cork City and County as an expanded Atlantic Gateway. Particularly strong economic growth and housing development is anticipated within the Metropolitan Area. Outside the Metropolitan Area, Mallow is to be a hub town. The Hierachy 4 There is a total of 384,625 square metres of net retail floorspace within the City and the County. A little under three quarters is comparison goods space and a little over a quarter is convenience goods space. Some 22 per cent of total retail space is in the City centre and 15 per cent is in the suburbs. The remainder is distributed relatively evenly elsewhere in the suburbs and the County. About a quarter of retail provision is located in out-of-centre locations as free standing stores or retail warehouse parks. The location of centres within the retail hierarchy is shown in Figure 3.1 on page 13. Table 1 : Distribution of Net Sales Retail Floorspace (July 2007) Comparison (m 2 net) Convenience (m 2 net) Total (m 2 net) Cork City Centre 73,765 11,005 84,770 Cork Suburbs 38,760 21,090 59,850 Outer Metro Area 25,275 23,930 49,205 Ring Towns 30,995 18,705 49,700 County Towns 28,850 18,925 47,775 Out-of-Centre 3,830 7,740 11,570 Retail Warehouses 81,755-81,755 TOTAL 283, , ,625 5 Cork City centre and Mahon Point are the main comparison goods shopping destinations within the Study Area. In combination they attract about two thirds of comparison goods spending. The City centre and Mahon Point also capture trade from outside the City and County. The survey of shoppers suggests that 9 per cent of Cork City shoppers and 5 per cent of Mahon Point shoppers live outside the March 2008 i

6 Study Area. The centres in the Outer Metropolitan Area and elsewhere in Cork County provide a more limited range of comparison goods. Effectively they serve the main food shopping trip and provide for relatively localized comparison goods needs. Future Retail Requirements 6 Future requirements for additional retail provision are driven by population growth and changes in consumer spending on shopping. Consumer spending per capita in the Study Area is higher than the national average and generally higher than the other conurbations except Greater Dublin. For the Study Area as a whole we project an increase of 574 million of convenience goods spending to support additional turnover within existing shops and new retail development i.e excluding SFT (special forms of trading). Similarly, for comparison goods we project an increase of 2,269 million, including potential inflows from outside the County. 7 Clearly not all this expenditure growth will be available for new development; some will go to currently committed retail proposals which are under construction or have planning permission, and some of the growth in consumer spending will be absorbed by sales density growth within existing shops which over time effectively enhance their productivity. Overall we estimate a surplus of potential convenience goods spending to support new development of some 410 million by 2020; the corresponding figure for comparison goods shops is 1,639 million. In Table 2 we set out our recommended distribution of additional floorspace in response to spending changes and reflecting the different sales densities which are likely to be achieved for the main retail formats in different locations. Table 2 : Strategy For Future Development (m 2 net) Convenience Comparison Cork City Centre } 12,040 77,460 Cork Suburbs } 26,580 Outer Metro Area 27,440 22,090 Ring Towns 5,590 19,170 Other County Cork 5,860 20,470 Retail Warehouses - 93,440 TOTAL 50, ,210 Notes: (1) These guidelines are rounded to the nearest 10 square metres (2) The areas shown for convenience goods are an average of the large format and medium sized supermarket format scenarios (3) Figures for the City centre include Docklands and other neighbourhood centres 8 Up to 2013, committed convenience and comparison goods development roughly matches projected expenditure growth, although there is a clear short term need to bring forward more foodstore development in the Outer Metropolitan Area. However, given the long lead time for retail development, particularly town centre or edge-of-centre development, it is important to plan now for development which will be built and occupied in 2013 or shortly afterwards. The key strategy recommendations for the main areas is summarized below. March 2008 ii

7 Cork City Centre 9 The focus for new comparison goods provision is to be the City centre and the additions to it which have been identified by the City Council in the four nucleus zones set out in the City Centre Retail Strategy and Action Plan. In order to ensure that time is allowed for progression of City centre development, the extent of development in the suburbs needs to be monitored carefully against guideline targets so that the City centre potential is not jeopardized. Rest of Metropolitan Area 10 Retail provision in the suburbs is currently somewhat skewed towards the district centres in south Cork City. To achieve a better distribution in relation to population, future retail development should be allocated 40 per cent to north Cork City and 60 per cent to south Cork City. It is considered that Mahon Point should remain much at its present size and that additional development should be located in the remaining District Centres together with additional districts centre provision in the north east and north west of Cork in the form of upgrades to existing Neighbourhood Centres. A key factor in the phasing of suburban development will be the need to assess both the individual and overall transport effects of additional development and plan for any improvements that will be required. 11 In the Outer Metropolitan Area, Midleton, Blarney, Ballincollig and Carrigaline are to be the main focus for expansion. Ring Towns and Other County Towns 12 In the Ring towns there are opportunities for additional development in all towns except Kinsale where current commitments are likely to meet projected needs. Mallow has more sub-regional significance under the NSS and can be expected to continue to consolidate as a retail centre. 13 There are a number of relatively self sufficient towns in rural North and West Cork which serve an important local retail role. Bantry, Charleville, Clonalkilty, Kanturk, Mitchelstown and Skibbereen have been designed with the role of expansion towns. Millstreet, Newmarket, Dunmanway, Castletownbere and Schull are small local centres. Retail Warehousing 14 The scale of retail warehouse development has increased substantially over the last 5-6 years. There is potential for continued development in edge-of-centre locations or where it can be demonstrated that effective links with an adjacent centre can be established so as to promote commercial synergy. An increased emphasis in public transport accessibility is also required. March 2008 iii

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9 1 INTRODUCTION Context 1.1 This study is the third in a series commissioned by Cork City Council and Cork County Council over the past decade. The previous studies are: Retail Study of County Cork for Cork Corporation and Cork County Council 1997 Cork Strategic Retail Study for Cork City & County Councils The 2002 study fed into the Cork County Development Plan (2003) and the Cork City Development Plan (2004). This update projects retail floorspace requirements at 2013 and 2020, and informs the reviews of these documents. 1.3 Since 2002, spending power and population forecasts have increased. Other changes are: Significant housing expansion is proposed in the Metropolitan Area. Mallow is proposed as a hub town in the National Spatial Strategy. New residential and employment development is proposed at the Docklands. There is increasing pressure to provide new floorspace in the suburban centres. Retail warehousing has become more important in the City & County. Discount stores are increasingly looking to locate in the towns. 1.4 This study recommends how, taking the above into account, retail growth can best be balanced between different locations to ensure a sustainable pattern of development. Study Approach 1.5 As in the previous studies, there have been three main stages to the work. 1.6 First, we have undertaken a number of surveys: Floorspace surveys of all centres previously surveyed in 2002, plus some surveys of additional centres. A telephone survey of households to establish shopping patterns. A street-side shoppers survey in Cork City centre and at Mahon Point. A key aim of this was to establish whether these centres attract out-of-county trade (and if so, how much). 1.7 In addition to these surveys we consulted with each of the nine Town Councils as well as with the City and County planning officers. The purpose of these consultations was to understand how retailing in the City, suburbs and towns has changed since 2002, and to gather information on new developments, planning applications and site allocations. 1.8 To gain a market perspective we also consulted several commercial property agents. The agents provided details of retail rents, vacancies and occupier demand. 1.9 In parallel with these consultations we advertised for written submissions from interested parties Second, we undertook projections of expenditure growth and centre turnovers. This resulted in a requirement for additional retail floorspace Third, we finalised the proposed retail strategy and prepared policy recommendations for guiding the reviews of the Development Plans. March

10 Structure of Report 1.12 This report sets out the key findings of our work In Section 2 we present relevant planning policy. Then in Section 3 we outline the retail hierarchy and summarise the performance of the main retail centres. For each centre we discuss changes since 2002 and identify opportunities In Section 4 we summarise the results of the household and shoppers surveys. In Section 5 we set out population and expenditure forecasts We then progress to the strategy and policy recommendations, which are set out in Section 6. March

11 2 POLICY REVIEW National Spatial Strategy Overview 2.1 The National Spatial Strategy for Ireland ( ) aims to achieve balanced social, economic and physical development and population growth between regions, supported by effective planning. 2.2 The NSS proposes that development and growth be concentrated in a network of gateway cities and hub towns. The South West Region 2.3 The NSS designations for the South West Region are shown in Figure 2.1, below and envisage Cork City and County as part of an expanded Atlantic Gateway which will lead to further population and economic growth. Figure 2.1 South West Region Source: NSS, Map Cork City is the designated gateway for the South West region. The NSS states that it should build on its substantial and established economic base to lever investment into the region. It has the potential to be developed to the scale required to complement Dublin. The City should be enhanced as a metropolitan, business friendly, public transport based and physically attractive city. 2.5 Mallow is designated as a hub town. Improvements to the road network, communications infrastructure and public transport links will be key to supporting it growth, as well as improvements to the townscape and better local services. 2.6 Towns in Metropolitan Cork, such as Midleton, Cobh and Carrigaline, need to be promoted and developed as self-sustaining towns. They will benefit from proximity to Cork whilst building up their employment and service functions. March

12 National Development Plan 2.7 The National Development Plan ( ) was launched in January It sets out an investment programme for economic infrastructure, social inclusion measures (children, people with disabilities, etc.), social infrastructure (housing, health, justice, etc.), human capital (schools, training, higher education, etc.), and enterprise, science and innovation. 2.8 Investment is focused on the gateways identified in the NSS and on linking these gateways with smaller urban centres and rural areas. 2.9 Key investments planned for Cork are road improvements, public transport improvements, urban renewal schemes and improvements to tourism, cultural and recreational facilities. Retail Planning Guidelines The Department of the Environment and Local Government issued the Retail Planning Guidelines in December 2000, as a result of increasing pressure for retail development over the previous decade The Retail Planning Guidelines were re issued in February 2005 with an amendment, which lifted retail warehouse floorspace restrictions for individual large-scale retail warehouse developments in Dublin and in the gateways identified in the NSS The retail planning guidelines identify a national retail hierarchy, consisting of four tiers. The first is Dublin and the second comprises Cork City, Limerick, Galway and Waterford. These cities provide a range of high order comparison shopping which is largely unmatched elsewhere. The first two tiers of the hierarchy account for over half of total comparison goods turnover Mallow and Midleton are included in a group of large towns regarded as third tier shopping locations. Most of these have national supermarket chain representation and many have significant comparison goods shopping The fourth tier of the hierarchy comprises towns in the 1,500 to 5,000 population category some 75 in all. These provide basic convenience shopping, either in small supermarkets or convenience shops. Some also provide lower order comparison shopping such as hardware and clothes Beyond these tiers, shopping at the most local level is provided by corner shops in suburban areas, village stores and retail units on petrol filling station forecourts. The rural shop and post office is recognized as having particular importance in supporting social and economic life in remoter areas The key policy objectives of the guidelines include: To facilitate a competitive and healthy environment for retail industry i.e. it is not the role of the planning system to stifle competition, preserve commercial interests or prevent innovation in retailing; To promote development which is easily accessible particularly by public transport and in locations which encourage linked shopping, business trips; To support the continuing role (and vitality and viability) of established centres; and To presume against large-scale retail centres adjacent or in close proximity to existing, new or planned national roads and motorways The guidelines emphasise the need for retail planning strategies and decisions made on retail planning applications to be firmly embedded in a plan-led system They advocate the application of the sequential test to the location of retail development, with preference given to town centre sites, followed by edge-of-centre March

13 sites within an easy and convenient walking distance from the primary shopping core ( m) Finally, they state that for all applications for large scale retail development, retail impact should be assessed There are also policy guidelines for particular types of retail development: Outside Greater Dublin, there is no justification for new large scale regional shopping centres; Development plans will identify any need for new District centres, comprising up to 10,000m 2 in the main towns and 20,000m 2 in Dublin; Large foodstores will be subject to a 3,500m 2 net retail floorspace cap in Greater Dublin, and 3,000m 2 net retail floorspace elsewhere; Discount foodstores of up to 1,500m 2 gross floorspace have a potential role in extending the choice and range of retailing; Retail parks in the range of 8,000 to 15,000m 2 (gross) of development will generally be acceptable provided the range of goods is conditioned to the sale of bulky household goods only, i.e. carpets, furniture, white electrical goods and DIY items; Retail warehousing units will be subject to a 6,000m 2 gross floorspace cap (including ancillary garden centre) 1. Councils may wish to impose a minimum size condition (700m 2 ) on units in out-of-centre locations to prevent sub-division or smaller stores; and In petrol filling stations, up to 100m 2 net retail sales area will be allowed The aim of floorspace caps is to reduce the likelihood of local monopolies. Regional Planning Guidelines for the South West Region 2.22 The Regional Planning Guidelines (RPGs) for the South West (adopted in May 2004) set a target population of 700,000 for the region by 2020 (the population at the 2002 census was 580,000) In line with NSS policy, the majority of population growth is set to take place in Cork City and the Metropolitan Towns, a single housing and employment market. Additional growth is envisaged at the Mallow hub, with smaller scale growth in the towns, villages and rural areas. Metropolitan Cork (Cork City Council area together with the satellite towns of Ballincollig, Blarney, Carrigaline, Carrigtwohill, Cobh, Glanmire/Riverstown, Midleton, Passage West and Tower and the strategic industrial areas and villages) is set to grow by a minimum of 65,000. Cork Area Strategic Plan (CASP) CASP provides a vision and strategy for the development of the Cork City sub-region up to It sets out a broad-brush rail and public transport based strategy to guide the general direction and scale of growth. The CASP strategy is currently being updated The strategy is summarised by Figure 2.2, below. The circles identify the major growth areas, with the dark shaded sections representing existing population and the light shaded areas representing additional population. 1 The threshold was amended to accommodate larger stores in IAP areas in NSS gateways in 2005 March

14 Figure 2.2 Cork Area Strategic Plan Diagram Source: CASP Part A, Figure The CASP study has enabled both Cork City and County to sign up to a long term planning strategy for the area based on Cork Gateway as a major housing and employment market and the central focus of the Mallow to Midleton railway line. It has identified an urban hierarchy indicating the primacy of the city and the importance of the towns in the metropolitan area and the Ring towns The strategy envisages substantial development and regeneration in the City centre as well as key settlements along the Mallow Cork Midleton railway alignment (including a new settlement; Monard). Significant development is also proposed in some of the ring towns. Underpinning the strategy is a vision of Cork City as the capital of a prosperous and thriving region and the key driver of its social, economic and cultural vitality. The North and West Cork Strategic Plan 2002 to The aim of this plan is to make north and west Cork more attractive places to live for young adults. Measures to achieve this include: Improving the economy Improving infrastructure and communications Promoting access to social, recreational and cultural facilities The Plan proposes that industrial development should be focused in a number of areas, including Clonakilty which should be designated as a centre for technology industries. March

15 2.30 It also proposes designating a development corridor along the N20 from Cork to Limerick in the section between Mallow and Charleville and strengthening the Cork / Macroom / Killarney route as a potential development corridor. Cork Strategic Retail Study (CSRS) The Cork Strategic Retail Study 2002 superseded the Cork County Retail Strategy (1997). A joint retail strategy was derived from the CSRS and incorporated into the City and County Development Plans The Study recommendations are summarised in Table 2.1 below. Table 2.1 CSRS Recommendations Cork City Centre Cork City suburbs Metropolitan towns Ring towns Rural North Cork Rural West Cork Cork City centre should remain at the top of the retail hierarchy and be the focus for higher order retail development The Council should bring forward prime central area developments such as the St. Patrick s St and Guys sites. The Council should improve the quality of in the environment of St. Patricks St. Policies should provide for incremental expansion through the defined Retail Area into potential new retail areas to the north and east. The Docklands Development Strategy, which identifies a retail opportunity, should be taken forward. By 2011, 9,000m 2 of comparison floorspace and 6,500m 2 of convenience floorspace should be built in Blackpool, Douglas and Wilton. By 2006, the Mahon Point site should be developed to accommodate 11,000m 2 of comparison floorspace and 2,800m 2 of convenience floorspace. Policies should provide for the appropriate distribution of both comparison (19,000m 2 ) and convenience (10,000m 2 ) floorspace into the metropolitan towns. Ballincollig and Midleton can accommodate additional provision. Blarney and Cobh can accommodate additional floorspace serving the tourism industry and Carrigaline can also be expanded. Due to their relatively greater independence from the City Centre, policies should be drafted to ensure that the ring towns continue to improve their retail function within their respective catchments. Policies should provide for the appropriate distribution of comparison (12,000m 2 ) and convenience (3,000m 2 ) floorspace in the towns. Charleville and Mitchelstown are reasonably self sufficient in providing retail facilities for their catchments. Policies should provide for consolidation. In both towns there is potential to provide additional retail floorspace on town centre sites. Clonakilty has the main role in this area and has potential as a tourist town. There is potential for additional comparison and service floorspace in the town centre. 2 Cork Strategic Retail Study 2002 is subject to this review. March

16 2.33 Since 2002, the Councils have taken these recommendations forward. In the City, the St. Patrick s St and Guys sites are under construction. Several other central schemes are either under construction or have planning permission. The City Council have zoned land for retail at the Docklands, which will be delivered in line with residential and employment development there Over 12,000sqm net of comparison floorspace has been developed at Mahon Point, along with over 12,000sqm net of retail warehousing. There is planning permission for further development. In Douglas there is planning permission for an additional 3,500sqm net of comparison floorspace. A retail park has been developed at Blackpool and there is planning permission for further floorspace. The Wilton shopping centre has been extended and a new Tesco store has been built New retail development has taken place in Ballincollig, Carrigaline, Cobh and Midleton metropolitan towns, and the County Council have planned a northern expansion to Blarney that will include new retail space In the ring towns, over 20,000sqm net of new comparison, over 8,000sqm net of new convenience and over 6,000sqm net of new retail warehousing floorspace has been developed. Much of this has been in Mallow. Further developments have planning permission In rural North Cork, new retail developments have taken place in both Charleville and Mitchelstown. In West Cork, Clonalkilty has seen an extension to Supervalue and an out-of-centre Dunnes store has been developed. An out-of-centre discount store has been developed at Skibberean. Cork County Development Plan 2003 Settlement network 2.38 The Plan aims to develop a strategic network of settlements, stating that A strong network important to sustain healthy population levels and enhance quality of life (p33). The centres are grouped by type and the Plan sets out the role and function of each. The Plan aims to shift development locations to those that can be made easily accessible by public transport (especially rail). Retail policies 2.39 The Plan acknowledges Cork City centre as the primary retail centre in the County and the focus for comparison retail development. It recognises the need for Cork City centre to expand and to improve the quality of the retail experience offered to meet its planned role as a retail centre of international importance An objective of the Plan is to carefully control the expansion of the suburban district centres (Blackpool, Douglas, Wilton and Mahon Point) so that the planned development of Cork City centre and the metropolitan towns can be achieved The Plan proposes additional comparison floorspace for the suburban district centres, allowing for limited expansion. It also allows for the development of some lower grade comparison floorspace in the neighbourhood centres. The Plan states that once the development of the Mahon Point centre is complete, there will be little potential for large-scale foodstore provision in the suburbs of Cork The metropolitan towns of Ballincollig, Carrigaline and Midleton are designated as district centres in the retail hierarchy The Plan states that Ballincollig to the west and Midleton to the east of Cork are the centres into which most additional floorspace should be directed. Blarney and Cobh can accommodate additional floorspace serving the tourism market. Carrigaline is also a strong retail centre, which has capacity to accommodate some expansion. March

17 2.44 An objective of the Plan is to allow retail growth in the Ring and County towns, in line with planned population growth The ring towns (Bandon, Fermoy, Kinsale, Macroom, Mallow, Youghal) have greater independence from the City centre and serve well-defined catchments. The Development Plan seeks to maintain their attractiveness as self-sufficient towns by developing the range and quality of retail development, particularly in their town centres. Mallow is seen as a particularly important location due to its status as a designated hub The Plan identifies a number of neighbourhood centres. These include various suburbs of Cork, smaller town centres and villages. The Plan acknowledges the importance of neighbourhood centres in meeting local needs primarily for convenience shopping but also for a limited range of comparison goods Local shops serve immediate local needs and provide primarily convenience goods within residential, commercial or mixed-use areas. It is an objective of the Development Plan to recognise the importance of local or corner shops in meeting local shopping needs The Plan states that the preferred location for new retail development, where practicable and viable, is in a town centre (or a district or village centre). Otherwise, the sequential test should be applied The Plan recognises that in some towns, the development of strong convenience retail anchors may be a precondition for attracting enough shoppers to support an enhanced comparison role. This may result in a need to permit new convenience space that cumulatively exceeds the convenience allocation for these towns in order that they can also develop as comparison centres It is an objective that the range of goods sold in retail warehouses be restricted to the sale of bulky household goods including: carpets, furniture, automotive products, white electrical goods, DIY items, garden materials, office equipment, industrial plant and equipment. Acceptable uses also include the sale of computers, toys and sports goods. The Plan indicates that the size of store selling computers, toys and sports goods should be restricted to a maximum of 2,000m Permitted uses exclude the sale of goods which are not bulky such as food, clothing and footwear items. Applicants for planning permission must demonstrate that the proposal will not impact on existing centres The Plan notes that Cork is underprovided for in terms of modern retail warehouse formats, with the majority of retail warehousing located in the suburbs and predominantly provided in converted industrial or warehouse units. Variations 2.53 The Review of Retail Warehousing in Cork (August 2004) was carried out to review the quantitative and locational parameters for retail warehousing in County Cork. The review was incorporated into the County Development Plan by Variation on 25 th July The review indicated a demand requirement due to demographic changes, urbanisation and increased spending power for an additional 28,530m 2 (gross) of retail warehousing floorspace in addition to the figures recommended in the CSRS The Retail Property Market Commentary (February 2006) concluded that the projected additional retail floor space for the period may have been underestimated. As a result of these findings it is considered that each planning application for new retail floorspace should be assessed on its merits, existing policy and the Retail Planning Guidelines for Planning Authorities This was incorporated into the County Development Plan by Variation on 8th January The variation removed Objective ECO 3-11 (a): March

18 It is an objective to ensure that there will be a clear presumption against comparison shopping development in the suburbs above the guideline targets indicated in Table This variation relates to the County only, it was not applied to the City Plan. Electoral Area Local Area Plans 2.57 The provisions of the CSRS were incorporated into Local Area Plans for the 10 Electoral Areas; Bandon, Bantry, Blarney, Carrigaline, Fermoy, Kanturk, Macroom, Mallow, Middleton and Skibbereen. These were adopted in September In addition, Special Local Area Plans were produced for Carrigtwohill, Midleton The Local Area Plans set out the town, district and neighbourhood centres for each area and make retail allocations for these centres. Cork City Development Plan The Plan defines the City Centre Retail Area (CCRA) as the central island flanked on both its north and south sides by the Lee River Corridor, in addition to the area around MacCurtain Street The Plan identifies existing and proposed neighbourhood centres throughout the City centre, northern suburbs and southern suburbs. These include two new neighbourhood centres to serve the needs of the regenerated Docklands area; at Victoria Road / Centre Park Road and North Docks / Lower Glanmire Road. These will accommodate most, if not all, of the convenience floorspace that will need to be accommodated in the City entre The Plan identifies new local centres at Victoria Cross and near the junction of Model Farm Road / Rossa Avenue. Draft City Centre Retail Strategy and Action Plan The City Development Plan sets out a joint City and County retail strategy as previously summarised at paragraphs This document examines the comparison retail sector and outlines a strategy for the consolidation, intensification and growth of the comparison retail sector in the City centre to the end of the current development plan period and beyond The document states that, based on a review of comparison retail growth between 2002 and 2006, there are commitments in Cork City centre which will deliver over 22,000m 2 of comparison retail floorspace with an additional 11,000m 2 in the planning process. This exceeds the 19,000m 2 target set to be committed by 2006 in the CSRS Some 35 opportunity sites are identified based on their location, size and suitability for development. Sites are grouped under three headings: Primary opportunity sites Secondary opportunity sites Other opportunity sites 2.65 Approximately 130,500m 2 of retail floorspace is potentially developable on these sites. This figure points to a significant reservoir of floorspace capacity in the City centre. March

19 3 THE RETAIL HIERARCHY Introduction 3.1 In this Section, we discuss the retail hierarchy. The retail centres are grouped as follows: Cork City centre. Cork Suburbs - District Centres - Neighbourhood Centres Outer Metropolitan Area Ring Towns. County Towns 3.2 This hierarchy was established in the previous study, but some towns have grown more than others and some are programmed for expansion. There is also a new suburban centre - Mahon Point. 3.3 In summer 2007 we surveyed all the centres. Table 3.1, below, shows the total amount of pure comparison floorspace (i.e. excluding retail warehousing) and convenience floorspace in each centre, as well as population figures. Figure 3.1 shows the locations of the centres. Table 3.1 Floorspace and Population by Centre Centre Comparison floorspace (sqm net) 2007 Convenience floorspace (sqm net) 2007 Cork City Centre 73,765 11,005 Cork Suburbs Mahon Point 14,100 2,785 Blackpool 3,960 1,930 Togher 950 1,290 Hollyhill Bishopstown Court 2, Bishopstown 1,260 1,080 Wilton 6,350 4,850 Ballyvolane 2,145 2,685 Douglas Court 4,860 1,485 Old Douglas & Village 2,840 3,100 TOTAL 38,760 21,090 Outer Met. Area Balincollig 5,745 4,465 Carrigaline 5,075 4,350 Midleton 7,450 5,385 Blarney 2,255 1,915 Cobh 1,165 3,270 Glanmire - Riverstown 340 2,295 Carrigtwohill Passage West Tower 2, Little Island TOTAL 25,275 23,930 March

20 Centre Comparison floorspace (sqm net) 2007 Convenience floorspace (sqm net) 2007 Ring towns Mallow 8,360 5,790 Fermoy 4,855 1,420 Youghal 5,185 3,865 Bandon 6,715 2,315 Macroom 3,940 4,795 Kinsale 1, TOTAL 30,995 18,705 County towns Charleville 3,400 1,910 Mitchelstown 4,415 3,845 Millstreet 2, Kanturk 1,895 1,170 Newmarket 1, Clonakilty 4,440 3,695 Skibbereen 3,630 2,160 Castletownbere 1,795 1,120 Bantry 2,810 1,105 Dunmanway 1,740 1,165 Schull TOTAL 28,850 18,925 Note: The retail areas shown are based on a survey of town and district centres that was completed in July 2007 Out-of-Centre Development 3.4 In addition to this quantum of in-centre retail provision there are a number of out-ofcentre retail developments, the majority being self standing foodstores or retail warehouse developments. In Table 3.2 below we tabulate out-of-centre convenience and comparison goods developments excluding retail warehouse projects. Table 3.2 : Out-of-Centre Retail Developments 2007 Name Description Convenience (m 2) ) Comparison (m 2 ) Midleton Tesco Market Green 2730 Gate Cinema Retail Units 70 Market Green World of Wonder Co-op 4 Home Co-op Builders providers Market green Clonakilty Dunnes Skibbereen Lidl 1630 Charleville Lidl 1040 Cobh Supervalu 1200 Total 7, Source: Cork County Council March

21 Figure 3.1 Retail Hierarchy March

22 Cork City Centre 3.5 Cork City centre is the primary retail centre in the County, containing around one-fifth of all the comparison and convenience retail floorspace. The City centre currently supports 73,765m 2 of comparison goods floorspace and 11,005m 2 of convenience floorspace. 3.6 The City centre is predominantly contained in the central island flanked on both its north and south sides by the Lee River Corridor, in addition to the area around MacCurtain Street. 3.7 Since 2002, little new development has been added to the City centre, but over 37,000sqm net of comparison floorspace is committed, including large developments under construction at the Guy s site, Cornmarket Street and at St. Patrick s Street/Emmet Place. Also under construction is a new Dunnes store and a retail warehousing scheme at the An Post site, Eglinton Street. In addition there is planning permission for a range of new convenience and comparison floorspace at Grand Parade, Lavitt s Quay, Merchants Quay and St. Patrick s Quay, and a proposal for retail development at the Capitol Cinema site. This new floorspace will strengthen the City s retail offer and help to fulfil its regional role. In the longer term the City Council proposes neighbourhood centres and a District centre to serve the Docklands at a pace to parallel the growth of population and employment. The Council has also identified other draft proposal sites. 3.8 Commercial property agents report that there is high demand for new retail premises in Cork City. They state that there is a lack of modern units with large floorplates for occupiers such as Zara, H&M, Habitat, but it is likely that the new schemes will fill this need and therefore attract these types of occupiers. 3.9 The high demand is evidenced by rents of 5,380 / sqm for some of the new floorspace - this represents a 50% increase on the highest rent achievable in the City in Rents in the Merchant s Quay development are 2,155 / sqm and in Oliver Plunkett Street, where there is increased demand from independent boutique operators, are 1,700 / sqm As set out in the 2002 report, the poor quality of the shopping environment and the constraints to pedestrian movement in the City centre were major weaknesses. Improvements to the public realm including widening of pavements on St. Patrick s Street and the pedestrianisation of Oliver Plunkett Street and adjacent streets for part of the day have made the City a much more attractive place to shop In addition, improvements to the bus station and the introduction of the park and ride scheme have made the City more accessible The City centre has an attractive townscape and it is important that the new schemes are well designed and complement the existing buildings. Cork City Suburbs District Centres 3.13 Since 2002, a large new suburban shopping centre has been built to the south-east of the City; Mahon Point. Some 14,100m 2 of comparison floorspace has been built in the shopping centre, including Debenhams. A Tesco store has also been built, comprising 2,785m 2 of net convenience floorspace. In addition, over 12,000m 2 net of retail warehousing has been built, with planning permission for a further 7,300 sqm Mahon Point contains modern large units, is easy to access by car and has free parking. It has become a popular destination and rents are the highest amongst the suburban centres up to 2,000 / sqm not far below rents achieved at Merchant s Quay in the City. March

23 3.15 To the west of Mahon is the large suburban centre of Douglas, which includes Douglas Court and Douglas Village shopping centres as well as the traditional shopping area - Douglas old village. Collectively they comprise 7,700m 2 of comparison goods floorspace and 4,585m 2 of convenience floorspace. There is also 6,905m 2 net of retail warehousing at the Woollen Mills Since 2002, Douglas has not expanded at all although there are planning permissions for around 3,600m 2 net of comparison floorspace and 750m 2 net of convenience. Rents in the Douglas Village Shopping Centre are 1,300 / sqm and in Douglas Court are 750 / sqm; both of these have increased over 40% since Douglas is a popular and accessible shopping destination and there is high demand from retail occupiers. However, there is a high volume of traffic, the two areas of the centre are disconnected and the shopping environment is poor. There is a long term aspiration to reconfigure the roads and combine the two parts of the centre by building between them - mixed use redevelopment with high quality urban design may be the most suitable option Also to the south east, on Skehard Road in Blackrock, there is a large self-standing SuperValu store In the south-western suburbs, the largest centre is Wilton. This is a covered shopping centre comprising 2,715m 2 of comparison goods floorspace and 3,865m 2 of convenience floorspace floorspace. Since 2002, the centre has been extended and a Tesco store has opened this now anchors the centre. There are no outstanding planning permissions. Previously, the centre was anchored by a Roches store but this has now closed and this element is in need of redevelopment more intensive, mixed use development may be appropriate. Rents in Wilton are 1,200 / sqm and have increased by over 50% since To the north of the City, the largest suburb is now Blackpool. This provides 3,960m 2 of comparison goods floorspace and 1,930m 2 of convenience floorspace. The centre is anchored by a large Dunnes store retailing convenience and comparison goods. Since 2002 over 7,000sqm net of retail warehousing has been developed and there are planning permissions for further comparison and convenience floorspace Rents are currently only 645 / sqm, lower than at Mahon Point, Douglas and Wilton. However, there is market demand for new retail development and there is considerable scope if the Council wish to take this approach. However, mixed use development would be the most desirable, and any new schemes would need to be combined with traffic improvements to ease congestion. Blackpool has good public transport links and a rail station is planned. Neighbourhood Centres 3.22 Ballyvolane and Hollyhill in the north function as neighbourhood centres providing principally for day-to-day convenience goods needs. Both centres are anchored by large foodstores. Ballyvolane contains 2,145m 2 of comparison goods floorspace and 2,685m 2 of convenience floorspace. Hollyhill is smaller with only 200m 2 of comparison goods floorspace and 910m 2 of convenience floorspace Bishopstown Court, Bishopstown and Togher in the south-west also function as neighbourhood centres. Bishopstown Court is located by the Bandon Road roundabout and provides 2,095m 2 of comparison goods floorspace and 975m 2 of convenience floorspace with a small, somewhat dated Dunnes store Nearby Bishopstown is a more modern, free-standing Dunnes superstore providing 1,260m 2 of comparison goods floorspace and 1,080m 2 of convenience floorspace. There is permission to extend this centre by 2,000sqm net, which will all be comparison floorspace. March

24 3.25 Togher comprises 950m 2 of comparison goods floorspace and 1,290m 2 of convenience floorspace, anchored by a Lidl store Kinsale Road is a medium sized concentration (4,555m 2 net) of retail warehouses in converted industrial/warehouse buildings within an industrial area. Whilst popular this does not provide a high standard of retail environment. However, the new Woodies complex which borders the South Link Road (housing over 6,000m 2 net floorspace in Woodies and two smaller units) does provide a reasonable environment. Outer Metropolitan Area 3.27 Metropolitan towns are identified in CASP and are distributed to the east and west of Cork City. To the west, Ballincollig is one of the larger metropolitan towns, with 5,745m 2 of comparison goods floorspace and 4,465m 2 of convenience floorspace Since 2002, new retail development has taken place at the Former Murphy s Barracks site which has doubled the size of the centre. There is planning permission for a further retail extension (anchor store) in the town centre and there are other central opportunities Rents are currently 540 / sqm, the same as in Midleton and Carrigaline. This is a 36% rise since Ballincollig is a successful centre that is attractive to developers, retailers and shoppers alike Blarney is also located to the west and provides neighbourhood facilities. It contains 2,255m 2 of comparison goods floorspace and 1,915m 2 of convenience floorspace. Blarney has a significant tourism function. Rents are lower than in the other metropolitan towns, at 325 / sqm Since 2002, Supervalu has been extended in Blarney. There are also retail allocations for an extension to Blarney and for a new settlement at Monard, this latter being part of the rail strategy Close to Blarney is Tower. This comprises 2,315m 2 of comparison goods floorspace and 760m 2 of convenience floorspace. Since 2002, the Tower Shopping Centre has been developed, which consists of 1,930 sqm net of retail floorspace, both convenience and comparison. Because of the planned extension to Blarney it is now unlikely that the town will grow To the east, Midleton is now the largest metropolitan town in terms of retail provision, containing 7,450m 2 of comparison goods floorspace and 5,385m 2 of convenience floorspace Since 2002 there has been considerable new development in Midleton. The Market Green shopping centre has been completed, comprising over 8,000sqm of retail warehousing plus comparison units and a Tesco store. There are further planning permissions for a Lidl store and another convenience store and new proposals are being discussed Prime retail rents in Midleton are / sqm. There is demand from a range of businesses in the town and for a range of sizes and types of unit. Vacancy is low only one unit at present, with the Market Green development nearly all let Accessibility into Midleton is generally a strength. Car borne shoppers are well provided for in terms of parking supply both off-street and on-street. Public transport services from the outlying catchment area are good and will be improved by the proposed suburban rail line Also to the east, Little Island contains only 130m 2 of comparison goods floorspace and 400m 2 of convenience floorspace. It is a strategic industrial area where 13,000 m 2 net of retail warehousing has been developed at the Eastgate Retail Park. This is not yet occupied. Ancillary development for workers - including the Spar convenience March

25 store and a number of fast food outlets - has also been built. It is a neighbourhood centre for the local residential community as well as the large workforce employed at Little Island Carrigtwohill, further east, is a smaller settlement containing only 730m 2 of comparison goods floorspace and 920m 2 of convenience floorspace. There have been no new developments completed since 2002, but 8,400sqm of retail warehousing is under construction at the Fota Retail Park. Large employment and housing developments are planned in Carrigtwohill, on the Castlelake sites. The projected population growth of the OMA will lead to a requirement for additional convenience floorspace and some comparison shopping to meet the weekly shopping needs of the local catchment area Glanmire, to the north east, is a purpose built neighbourhood shopping facility, which is anchored by a large SuperValu foodstore. The centre comprises only 340m 2 of comparison goods floorspace but 2,295m 2 of convenience floorspace. Since 2002, the Supervalu has been extended. There are no committed developments, however there are some available brownfield sites in town centre and edge locations Rents are 325 / sqm, again an increase of only 17% since To the south Carrigaline is one of the larger metropolitan towns, supporting 5,075m 2 of comparison goods floorspace and 4,350m 2 of convenience floorspace. Like Ballincollig to the west, Carrigaline has seen significant retail development in the last few years. Since 2002 a Dunnes (comparison and convenience) a Lidl and a 4-Home retail warehouse have been developed. Rents are 540 / sqm, on a par with Midleton The Local Area Plan allocates a 10.4ha town centre expansion to include a considerable retail element. This is contingent on the construction of a western relief bypass to ease congestion In the southeast, Cobh provides shopping facilities for a localised catchment. Cobh supports 1,165m 2 of comparison goods floorspace and 3,270m 2 of convenience floorspace. There is poor retail provision in the town centre relative to the size of the local population. Since 2002, a new Supervalu has been developed in Cobh, which has greatly improved the convenience retail offer. There are two out-of-centre Centra stores. There is also some committed development, most notably an Aldi and Lidl and a new retail warehouse. There are three derelict sites in the town which could accommodate some further development Rents are 325 / sqm, an increase of only 17% since Cobh is popular tourist destination. It is also a port of call for cruise liners and so benefits from some spend by visitors and crew, although this is modest. Tourist related outlets make up a significant part of the overall offer. The combination of the quality of the natural setting and the public realm in Cobh is the town s major strength. Traffic flow is congested due to the compact centre and lack of alternative routes To the south east is Passage West, a very small centre supporting only 70m 2 of comparison goods floorspace and 170m 2 of convenience floorspace. There has been no development since 2002, although the dockyards are a potential development area. The centre is run down and there are traffic and parking problems. Ring Towns 3.45 Mallow is the largest of the ring towns, supporting 8,360m 2 of comparison goods floorspace and 5,790m 2 of convenience floorspace. The town has a wide range of both convenience and comparison outlets In line with its status as a hub town in the National Spatial Strategy, Mallow has seen a large amount of new development since Over 6,500sqm net (comparison and convenience) has been developed at Dunnes, Market Square this has improved the strength of the town and enabled it to compete more effectively with Blackpool March