Chapter 7 Retail and Town/Village Centre Management

DM TC 1

COMMERCIAL/RETAIL DEVELOPMENT

In assessing planning applications for commercial development a number of considerations will be taken into account:

• Conformity with the land use policies in respect of commercial development;
• The design, quality and mix of uses being proposed particularly in town centres where redevelopment and changes of use need to be orientated towards creating a vibrant and lively, quality directed commercial core;
• The requirement that design quality protects but also enhances the architectural character of the town, particularly in relation to landmark structures and viewpoints;
• The potential impact of traffic generation, parking provision and desirability thereof and whether or not consideration has been given to access and commuter movements;
• Potential impact on the amenities of the surrounding areas;
• The energy efficiency and overall sustainability of the development which includes practical considerations, such as servicing, deliveries, waste/recycling and overall management thereof;
• Whether or not a land contamination assessment is necessary and is required as part of the Planning Authority requirements;
• Whether or not an E.I.S. and/or N.I.S or AA has been deemed necessary and provided as part of the Planning Authority requirements;
• The requirements for bring banks in line with council requirements;
• Demolition within town centres will not normally be permitted unless fully justified by structural assessment and positive redevelopment proposals within the context of preceding objectives outlined above.

DM TC 2

PUBLIC HOUSES/NIGHT CLUBS/DISCO-BARS/DANCE FLOORS/CASINOS

• Night clubs and disco bars play an important role in urban areas providing a night use which adds to the attraction of a town.
• They will not, however, be permitted in residential areas.
• In dealing with applications for such developments the Planning Authority will have regard to the following:
• The effects on the amenities of adjoining properties particularly as regards hours of operation, noise and general disturbance;
• The anticipated levels of traffic generation (a traffic and car parking statement shall accompany any application for such a change of use); 
• The generation, storage and collection of waste;
• Quality signage proposals – plastics and neon signage will not be permitted.
• Noise levels at the boundaries of these establishments will be monitored as circumstances require and mitigation measures will be required at the time of the submission of the planning application.

DM TC 3

PETROL FILLING STATIONS

Applications for filling stations should have regard of the Retail Planning: Guidelines for Planning Authorities (DECLG, 2012) and the Spatial Planning and National Roads: Guidelines for Planning Authorities (NRA/TII, 2012) also take account of the following:

• Be located within urban areas within speed limits;
• Access to filling stations will not be permitted closer than 35 metres to a road junction;
• Frontage on primary and secondary routes must be at least 20 metres in length;
• All pumps and installations shall be set back at least 5 metres from the roads;
• A wall, of a minimum height of 0.5 metres, must separate the forecourt from the public footpath;
• All external lighting should be cowled and directed away from the public roadway to prevent traffic hazard;
• A proliferation of large illuminated projecting signs will not be permitted at filling stations - Generally only one such sign will be permitted;
• Turbo-drying or car washing facilities will be located so as not to interfere with residential amenities;
• Petrol filling stations can include an associated shop (no more than 100 sq.ms. (net retail floorspace) that provides for the sale of convenience goods.
• An undue concentration of filling stations shall not be permitted, as in the past oversupply has led to closures with resulting unsightly derelict filling stations;
• Late night opening will only be permitted if it does not impact adversely on nearby residences;
• A landscaping Plan will form part of any Planning application.

DM TC 4

TAXI/HACKNEY CAB BASES

• The importance of taxi/hackney services as a means of transport in all towns is recognised. However, taxi/hackney bases will not be permitted where they are likely to interfere with traffic flows or on street parking. A proliferation of hackney bases will not be permitted in any one location.
• In dealing with applications for such developments the Planning Authority will have regard to the following:
• The effects on the amenities of adjoining properties particularly as regards hours of operation, noise and general disturbance;
• The anticipated levels of traffic generation (a traffic and car parking statement shall accompany any application for such a use. It should be shown that satisfactory off-street parking facilities are provided when the vehicles are not in use.
• Taxi and hackney bases shall have universal access for all.
• Quality signage proposals are required, plastic and neon signage will not be permitted

DM TC 5

CANOPIES, SMOKING SHELTERS AND OUTDOOR SEATING AREAS

• The council will ensure canopies, outdoor seating and displays add to the attractiveness and vibrancy of an area and do not disrupt movement along footpaths.
• A high standard of overall design will be required, relating to the scale, design and position of canopies. The following will apply:
• Straight canopies are generally acceptable provided the footpaths are sufficiently wide and a clearing head height is provided;
• Dutch canopies may be acceptable depending on location;
• Advertisements placed on canopies will not generally be accepted.
• Outdoor seating can contribute to the vitality and vibrancy of a town centre. Outdoor seating to the front of premises either on private forecourt or on the public footpath is subject to a Planning Authority license and will be considered generally acceptable if sufficient space is available;
• Access arrangements are not impacted upon;
• Minimal impact on the amenities of nearby residents.
• The provision of beer gardens or smoking shelters at public houses will be considered having regard to the following:
• The location of the beer garden or smoking shelter;
• The impact on adjacent properties;
• The hours of use, which may restricted if it is considered that the noise generated would adversely affect the amenities of nearby residents

DM TC 6

HOT FOOD TAKE-AWAY

• The development of hot food take-aways will be strictly controlled and a proliferation of this use will not be encouraged.
• This type of development will generally only be considered in towns and villages where the development would not result in the loss of retail and office frontage. The Council may impose restrictions on opening hours.
• The opening of new fast food/takeaway outlets in close proximity to schools or children’s play areas will be restricted so as to protect the health and wellbeing of children.
• In dealing with applications for such developments the Planning Authority will have regard to the following:
• The effects on the amenities of adjoining properties particularly as regards hours of operation, noise, odour and general disturbance;
• The location; standalone take-aways not attached to restaurants will not be encouraged, where an existing residential unit is above or the proximity to a school or children’s play area; 
• The anticipated levels of traffic generation (a traffic and car parking statement shall accompany any application);
• The generation, storage and collection of waste;
• Quality signage proposals, plastic or neon signage will not be permitted.

DM TC 7

RETAIL IMPACT ASSESSMENT

Require a Retail Impact Assessment to be carried out for development proposals in the following general circumstances:

• Proposals featuring greater than 1,000sqm of net floorspace for both convenience and comparison type developments in the Principal Town of Portlaoise;
• Proposals featuring greater than 500sqm of net retail floorspace for both convenience and comparison type developments in all other settlements;
• Or where the Planning Authority considers the development may impact on the vitality and viability of a town centre.
• The Retail Impact Assessment shall include, at minimum, the criteria set out in the Retail Planning Guidelines 2012.

DM TC 8

SHOPFRONTS - GENERAL DESIGN

The design and quality of shopfronts play an importance role in the experience of a town centre environment. It is important that they should not compromise the local character, scale and architectural quality of the host building. The Council has designated buildings with important shopfronts as protected structures and some shopfronts fall within architectural conservation areas; conservation policies will relate to these shopfronts. Generally, the Council will:

• Seek the retention of traditional shopfronts;
• Encourage the reinstatement of shopfronts, where they have fallen into disrepair;
• Consider contemporarily-designed bespoke shopfronts in new commercial areas or on historic buildings if existing shopfronts are of poor quality;
• Ensure new shop fronts provide ramped or level access to facilitate access for all.
• Traditional shopfronts are comprised of the following principal elements and proportions:
• The stallriser at the base of the shopfront, according to a general traditional rule of thumb should occupy approximately a third of the height of the shopfront
• The shop window for the display of retails goods or the services provided
• The fascia board, according to a general rule of thumb should not exceed approximately a fifth of the height of the shopfront and is used to display an advertisement for the shop and commercial use.

DM TC 9

SHOPFRONT ADVERTISEMENTS

The Council expects the standard of advertisement to be of high quality and not to detract from the appearance of the shopfront or the street. As a general rule, subtle and simple schemes with regard to colours, size, design and lettering work best.

In dealing with applications the Planning Authority will have regard to the following:

• Where a business occupies more than one building, the fascia advertisement should not extend uninterrupted across two or more shopfronts.;
• The fascia advertisement should not extend beyond the pilasters/vertical shop front surround and not obstruct any other architectural detail, such as the cornices, corbels or first floor window sills;
• Shop advertisements generally do not require illumination other than street lighting or lighting of shop windows. Only late opening premises, such as public houses and restaurants, should require additional illumination;
• Modern boxed fascia advertisements, which project from the face of the building, with internal illumination are not acceptable. Neon and fluorescent lighting is not acceptable. If necessary, external illumination should be kept to a minimum and discreetly positioned; spot lighting, recessed trough lighting and halo lighting are generally acceptable;
• The fascia board should normally state only the name or trade of the business and the street number. Avoid oversized lettering and the application of too much additional information as this can create visual clutter. Letters should generally not exceed 60 percent of the height of the fascia;
• Painted wooden, matt finished advertisements or individually applied brass or chrome letters are preferred over large areas of highly polished finishes, glossy plastic or perspex advertisements;
• Lettering or sign writing should usually be applied directly to the fascia. Avoid adding new fascia boards to an existing one;
• Projecting hanging signs are a traditional form of additional advertising of commercial premises, they can complement the colour and design of the fascia, it can add interest and originality to a building and street scene;
• No more than one hanging sign per shopfront and they should keep an adequate vertical clearance from the pavement and not project over any carriageways;
• The erection of speakers on the exterior of commercial or residential premises will not be permitted.

DM TC 10

ADVERTISEMENTS ON PUBLIC ROADS

Permanent advertising signs on public land along the public road network for example finger post signs and signs for businesses are subject to a license under Section 254 of the Planning and Development Act 2000 (as amended). Planning permission is required for signs on private land along public roads, other than those exempted by the Planning and Development Regulations 2001 (as amended). In dealing with applications the Planning Authority will have regard to the following:

• Compliance with the Spatial Planning and National Roads: Guidelines for Planning Authorities (2012) and the Transport Infrastructure Ireland’s policy statement on the Provision of Tourist and Leisure Signage on National Roads (March 2011) and any updated versions of these documents, when the development concerns a national roadway.
• Signs should be of a different colour scheme to that of tourist signage;
• Within urban speed limits signs will not be permitted for businesses;
• Signs for rural businesses shall not compete with road signs or otherwise endanger traffic safety. They will only be considered at an appropriate junction on a regional road and one sign at each junction leading to the business;
• Signs will not be permitted where there is a proliferation of signage within a small area that leads to visual clutter and which may constitute a traffic hazard;
• For reasons of road safety, signs for commercial enterprises must not distract from road signs, changes to road layout or traffic lights/crossings;
• Signs for tourism attractions and facilities will only be considered white on brown signs

DM TC 11

BILLBOARDS ADVERTISEMENTS

The exhibition of billboard advertisements will be permitted only where approved advertisement structures are in place.