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This retail strategy was undertaken by John Spain Associates to form an appendix to the Rathmines Local Action Plan, adopted by Dublin City Council in 2009. The strategy includes qualitative and quantitative analysis of the retail offer within Rathmines (historically a township outside of the city centre and now an identified key growth area) and recommendations to expand and develop the area.
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DRAFT RATHMINES RETAIL STRATEGY APPENDIX 2A DRAFT RATHMINES LOCAL ACTION PLAN
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CONTENTS
Pg
Summary 3
1. Introduction 4
2. Policy Context 8
3. The ‘Health Check’ Assessment 12
4. Household Survey—Results and Analysis 21
5. Existing and Future Capacity 31
6. Establishing and Strengthening the Core Retail Area 38
7. A Vision for the Future 46
APPENDIX
i. Household Survey Report
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John Spain Associates was commissioned by Dublin City Council to prepare this Retail Strategy as part of the preparation of a Local Action Plan for Rathmines. The Strategy provides a planning framework for the development of Rathmines as one of the city’s main retail centres. The Strategy is based on analysis of the current retailing environment in the town, and includes policies and proposals to improve the profile of Rathmines as a retail centre in line with its designation as a Prime Urban Centre in the current Dublin City Development Plan 2005—2011.
The Strategy uses research and analysis from a number of sources including existing retail and planning policy; a household survey of consumer preferences in the retail catchment area of Rathmines undertaken as part of the strategy preparation; and quantitative and qualitative analysis of the current retail environment in the town.
The Strategy proposes a series of measures and responses which can be taken to ensure that Rathmines develops to its full potential as a Category A District Centre in the overall retail hierarchy of Dublin City. The Strategy also seeks to provide a framework for stakeholders in the area to develop and improve the retail profile of the area and to ensure the continued viability and vitality of Rathmines as a shopping and leisure destination.
SUMMARY
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The Retail Planning Guidelines for Planning Authorities, issued by the Department of the Environment, Heritage and Local Government in January 2001, require Local Authorities to prepare retail strategies and policies for their areas and to incorporate these where appropriate into their development plans.
This Retail Strategy has been prepared in tandem with the Rathmines Local Action Plan and forms an integral part of the Council’s overall vision for the development of Rathmines over the period of the Plan.
The principle aim of the strategy is to ensure the development of a distinctive high quality retail sector in Rathmines which reinforces its role as a Prime Urban Centre (PUC). The strategy aims to better meet local shopping needs in a way that is efficient, equitable and sustainable as set down as a principle objective in the Retail Planning Guidelines.
INTRODUCTION
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RATHMINES IN CONTEXT
For many people, Rathmines represents the quintessential Victorian Dublin suburb. The urban quality and scale of ambition expressed in its streetscapes and public buildings provides the clearest expression for many of how a significant urban centre should look and feel. Rathmines retains its distinctive urban character to this day. However, despite a degree of investment and change over the past 20 years, the area has not benefited to the degree it should from the process of rejuvenation seen in other areas of the city.
In particular, Rathmines has not fully realised its potential to develop into a significant commercial and retail centre within a modern and more diverse metropolitan area. While the commercial centre of the area, along Lower Rathmines Road, contains a range of shops and services, the choice, diversity and overall mix of retail remains limited and an impression exists that the retail environment in the town is somewhat dated and is failing to attract sufficient shoppers to the area. In particular, the street lacks many of the high end retailers which are increasingly found in successful retail centres.
In order to realise its potential further, Rathmines has been identified as a Prime Urban Centre in the Dublin City Development Plan 2005-2011, one of eight such centres in the metropolitan area. The Plan outlines that these centres have, or will have, by reason of their existing size, accessibility to public transport and/ or established urban form, the capacity to deliver on a range of requirements, including an increased density of development, a viable retail and commercial core, a comprehensive range of high quality community and social services, and a distinctive spatial identity with a high quality physical environment.
In general, the development principles for such centres include:
• Ensure the establishment of high density developments;
• The creation of a vibrant retail and commercial core with animated streetscapes;
• Encourage the provision of mixed use development ;
• The creation of high quality mixed use urban districts; development should have regard to existing urban form, scale and character;
• Encourage the development/redevelopment of under utilised sites.
Rathmines also has a recognised regional role and is designated as a Level 3 town/district centre within the retail hierarchy set out in the Retail Planning Strategy for the Greater Dublin Area. While the Strategy indicates that town centres at this level should comprise groups of shops often containing at least one supermarket or superstore and a range of non-retail services, such as banks, building societies and restaurants as well as local facilities such as libraries, it is also recognised that Rathmines, given its unique physical and social attributes, has the potential to develop much further, if given the necessary encouragement and policy framework.
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Age 0 -14
Age 15 -19
Age 20 -34
Age 35 -64
Age 65+
11%
5%
42%
31%
11%
POPULATION PROFILE
The population profile for Rathmines and the retail catchment area contained in the Census of Population 2006 provides the following statistics:
Total Population: 47,702 Persons
Total No. of Males: 22,724
Total No. of Females: 24,978
18%
32%
15%
7%
7%
20%
A - Higher Managerial, Administrative, Professional
B - Intermediate Managerial, Administrative, Professional
C1 - Supervisory/ Clercial/ Junior Managers
C2 - Skilled Manual Workers
D - Semi-skilled and Unskilled Workers
E - State Pensioners
Of those in employment, the social groups were found to be as follows:
The principle socio-economic groups were found to be:
Working, 63%Unemployed, 4%
Student, 15%
Home Duties, 6%
Retired, 11%Unable to Work, 2%
Others, 1%
The Census indicates a total population in the retail catchment area of 47,702 persons in 2006. The population is generally well balanced with a high number of people within the early working cohort (20—34 years) and a large number in the more established working cohort (35—64 years) reflecting a well settled, family-focused community.
Broadly speaking, the area has a generally affluent population profile with a high degree of people in work and a relatively low level of unemployment. The upper socio-economic groups are well represented, indicating an educated and skilled workforce in the retail catchment area.
From a retail perspective, this population profile is largely expected to result in above average levels of per capita expenditure in the area and higher disposable incomes. Greater levels of choice are likely to be expected and customers in this area will value quality and the range of products highly. The potential for niche stores and higher-end retailing is likely to be higher in this area.
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THE PURPOSE OF THE RETAIL STRATEGY
The purpose of a retail strategy is to implement the objectives of the Retail Planning Guidelines. Dublin City Council has requested that this strategy considers in particular the following:
• Does the existing quantum and mix of shops currently available in Rathmines reflect the consumer spend and consumer choice of the population and its hinterland.
• What are the barriers to, and opportunities for altering the existing range and mix of retail and service areas, to include for example more specialist uses and a more dynamic quality mix of retail/ commercial/ cultural uses, more appropriate to a Category 1 District centre, defined as a PUC.
• What scale and diversity of retail and service provision is necessary to provide for the population catchment envisaged in the PUC/ Local Action Plan.
The study will examine the potential development of Rathmines as a retail and service centre in respect of the following
i. The identification of potential large scale mixed use and infill retail development sites.
ii. The relationship between shopping in Rathmines and car parking provision
iii. The departure of DIT and the potential impact on Rathmines as a student centre.
STUDY APPROACH
The approach taken in the formation of the retail strategy included the undertaking of baseline surveys and research. This comprised the following components:
Policy Analysis: National and local policy documents were reviewed in the context of the retail strategy with particular reference to the retail hierarchy and existing and emerging development plan policies.
Household Consumer Surveys: Demographics Ireland was commissioned to under-take household surveys within the defined catchment area. The results of these surveys were used to define existing patterns of inflows and outflows of expenditure from the catchment area, obtain consumer views of the overall performance of Rathmines and aid in identifying a vision for the future development of the area.
Community Mapping Report: the findings of the community workshops held in May 2008, were analysed and included in the overall study.
Qualitative Survey: a qualitative health check survey was carried out in order to as-sess the current level of vitality and viability of the town. Opportunity sites for retail de-velopment and expansion were also identified.
Quantitative Analysis: population analysis, sourcing of expenditure data, expenditure analysis, turnover analysis and overall analysis was carried out.
Vision for the Future : consideration of the development potential of Rathmines and the preparation of policies to promote the development of a distinctive retail identity for the area.
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In developing a retail strategy for Rathmines, consideration must be given to the national regional and local planning policies in place. This planning hierarchy both informs and directs retail planning policies at a local level.
RETAIL PLANNING STRATEGY FOR THE GREATER DUBLIN ARE A 2008
The new Retail Planning Strategy for the Greater Dublin Area covers the period 2008 to 2016. The Strategy updates and reviews the previous Retail Planning Strategy prepared in 2001 to take into account the significant economic, demographic and policy changes in the Greater Dublin Area in the intervening period. The Strategy sets out a medium term vision to 2016 and assesses the current and proposed levels of retailing within the GDA and establishes future retail need across the seven local authority areas up to 2016.
Retail Hierarchy
Rathmines is designated as a Level 3 town/district centre within the retail hierarchy set out in the Retail Planning Guidelines for the Greater Dublin Area.
The Strategy outlines that the identification of town and/or district centres at Level 3, reflects the functions of the centres within this level of the hierarchy. In accordance with the approach adopted in the 2001 Retail Strategy, it is noted that it is at the discretion of each of the Local Authorities in their retail strategies to determine the designation of town and/or district centres based on sound sustainable planning principles.
Nature and Quantum of Floorspace
Table 6.2 of the Strategy sets out the retail formats expected at each level of the GDA retail hierarchy. For Level 3 Town Centres, such as Rathmines, the range of retail floorspace expected is identified as including middle and lower order comparison shopping, superstore and supermarket.
The Strategy highlights that town centres usually comprise groups of shops often containing at least one supermarket or superstore and a range of non-retail services, such as banks, building societies and restaurants as well as local facilities such as libraries. It is acknowledged that the level of floorspace existing in each centre varies considerably, even if the centres are at the same level of the hierarchy.
POLICY CONTEXT
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Within this context it is important to note that DoEHLG Retail Planning Guidelines sets a guideline size of approximately 10,000sq.m. gross and up to 20,000 sq.m. gross where appropriate within the GDA.
However, the Strategy outlines that for a certain limited number of district/sub county town centres within Level 3 of the hierarchy, located or proposed for areas of extensive and intense high density development providing for new towns/areas of over 10,000 population, the guidelines of a maximum of 20,000 sq.m. gross of retail provision can be extended by 10-15,000sq.m. of lettable floorspace to reflect the dense urban character of the development and the high population located within the a short walking distance of the centre – where the area is not already served by an existing centre.
Regeneration of Existing Centres
The underpinning objective of the Retail Strategy is to promote the vitality and viability of existing centres in the GDA by:
• Planning for the growth and development of existing centres;
• Promoting and enhancing existing centres, by focusing development in such centres and encouraging a wide range of services in good environments which are accessible to all;
• Integrating the provision of high quality retail with mixed use in towns and centres to create attractive, active places, and ;
• Supporting the role of town centres as places to visit that have strong community and civic functions and roles to the surrounding population.
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DUBLIN CITY DEVELOPMENT PLAN 2005 - 2011
The 2005 Dublin City Development Plan provides the statutory land use planning and policy framework for the city. The Plan sets out a new spatial strategy to steer future growth in both the inner and outer city areas founded on the following three principles:
• The Expansion and Consolidation of the City Centre: the continued renewal and regeneration of the city core in an eastward and westward direction.
• Prime Urban Centres: expanding and developing key urban centres.
• Framework Development Areas: developing and regenerating key strategic areas which are located in the Inner and Outer City.
Rathmines is identified as one of eight Prime Urban Centre (PUC) designated under the Development Plan. These areas all have the District Centre Land Use Objective Z4: “To provide for and improve mixed services facilities”. In addition, and consequent to its status as a PUC, Rathmines is designated as a Category A District Centre in the City retail hierarchy.
Figure 2.1: Extract from Dublin City Development Pl an 2005—2011 Image courtesy of Dublin City Council
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Prime Urban Centres
PUCs are differentiated from other district centres by virtue of their increased potential to provide a range of services and focal points for the community. For Rathmines, the designation reflects the importance of the locality within the larger context of the city and the potential for the area to become a thriving vibrant centre for services, employment and leisure for the local community. This is reflected in Section 14.4.4 of the City Development Plan as follows:
“Dublin City Council have identified and designated a number of Prime Urban Centres. These are centres that have, or will have in the future, the capac-ity, by reason of their existing size, accessibility to the public transport and/or established urban form, to deliver on a range of requirements, the most important of which are:
∗ An increased density of development,
∗ A viable retail and commercial core,
∗ A comprehensive range of high quality community and social services,
∗ A distinctive spatial identity with a high quality physical environment.
By virtue of their existing size, established urban form and public transport linkages it is envisaged that PUC’s have the potential to deliver, with some increased density of development, an improved and viable retail/commercial core. General stated development principles for such centres include:
∗ Ensure the establishment of high density developments
∗ The creation of a vibrant retail and commercial core with animated streetscapes
∗ Encourage the provision of mixed use development
∗ The creation of high quality mixed use urban districts; development should have regard to existing urban form, scale and character
∗ Encourage the development/redevelopment of under utilised sites.“
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QUALITATIVE ANALYSIS
A health check assessment is an integral part of a retail strategy: analysing the strengths and weaknesses of a town centre. Annex II of the Retail Planning Guidelines sets out the matters that should be taken into account when determining the vitality and viability of town centres. It is based on a qualitative analysis of factors such as the range and quality of activities in a centre, the mix of uses, the accessibility of the centre to people living in the area, and the general amenity, appearance and safety of the area. Indicators of a healthy town centre include a low level of vacancy, a high pedestrian footfall and a pleasant and inviting public realm which is well maintained.
This assessment for Rathmines was carried out within the main retail core, which is based along Upper and Lower Rathmines Road, and which also comprises a number of secondary streets and lanes extending from Rathmines Road and encompasses a number of backlands sites. Consideration was also given to the smaller neighbourhood centres within its catchment area, including Terenure, Ranelagh, Rathgar and Harold’s Cross.
The Retail Planning Guidelines provide a comprehensive checklist of information to be included in a health check assessment. It is stated in the guidelines that a healthy town centre, that is one which is both vital and viable, balances a number of qualities including;
THE ‘HEALTH CHECK’ ASSESSMENT
Attractions
These underpin a town centre and comprise the range and
diversity of shopping and other activities which draw in custom-
ers and visitors.
Accessibility
Successful centres need to be both accessi-ble to the surrounding catchment area via a good road network and public transport fa-cilities, and to encompass good local link-ages between car parks, public transport
stops and the various attractions within the centres.
Amenity
A healthy town centre should be a pleasant place to be in. It
should be attractive in terms of environmental quality and urban
design; it should be safe and have a distinctive identity and
image.
Action
To function effectively as a viable commer-cial centre, things need to happen. Develop-ment and improvement projects should be implemented efficiently; there should be
regular and effective cleaning and mainte-nance and there should be coordinated town
centre management initiatives to promote the continued improvement of the centre.
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Attractions
Present day Rathmines still largely reflects the Victorian township that developed in the nineteenth century as a civic centre to serve an affluent residential hinterland. The principal street, Upper and Lower Rathmines Road, remains the focus for the area today and is the centre of most of the activities and attractions of the area. The secondary streets radiating from Rathmines Road, have a lesser commercial function and are generally in residential use. However a number of these streets have the ability to provide for additional town centre uses as Rathmines develops, in line with its function as a Prime Urban Centre.
Rathmines is notable for its many high quality civic buildings, such as the town hall and library, which reflect its previous role and affluence, and continue to lend the street a distinctly urban air. These buildings are important and attractive elements in the streetscape and attractors of higher order uses and functions which will become increasingly valuable as Rathmines changes and develops into the future.
Whereas the area traditionally developed as a middle class suburb dominated by large family homes, the role of the area has increasingly changed in the last few decades and the area now reflects a broader social makeup. Rathmines is most notably associated with a large student community, reflecting both the presence of educational establishments in the area and its proximity to the city centre and the larger institutes and universities based there. Recent years have also seen the growth of immigrant communities in the area, as with other areas of the city. These groups have been attracted to the area by the affordable housing which has been developed through the subdivision and conversion of the large period houses in the area since the 1930s. This largely temporary and transient population has for many years given Rathmines its reputation as the city’s ‘flatland’ and in many ways has had a resultant effect on the range of uses in the Rathmines.
The process of subdivision of these former townhouses has in many instances diminished their general appearance and complicated measures to maintain the overall upkeep and coherence of the streetscape along Rathmines Road. While recent years have seen a return to the traditional use of period houses in the area to single family homes, this has not generally happened along Rathmines Road, and the challenge of retaining and upgrading historic properties along the street remains significant. In view of this, Dublin City Council has prepared guidelines for the protection of historic streetscapes along Lower Rathmines Road with practical measures for property owners to repair and restore their properties. These guidelines should prove valuable in developing the area over the period of the Local Action Plan.
Despite its role as an established town centre and its proximity to Dublin city centre, the retail offer is generally undeveloped and tends disproportionately towards lower order uses. There is a distinct lack of higher order comparison retailers such as national and international multiples and niche boutiques, while the street is notable for the presence of a larger than desirable number of lower order retail and service operators including fast food outlets, charity shops, internet cafes and other commercial uses which would generally detract from the street’s primary role as a retail centre. The range and quality of associated services is also limited.
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There are very few of the fashion retailers or specialty shops which might reflect a youthful and vibrant community or an affluent city neighbourhood, and the retail profile generally no longer reflects Rathmines traditional role and function as an urban centre.
Notwithstanding the above, many of the established retailers on the street continue to trade well and the street offers great potential to develop into a distinctive and attractive retail destination. However, attracting higher order comparison operators such as fashion multiples to Rathmines is hindered by the general lack of suitably sized units allowing for modern retail formats and the general perception which the street has among potential tenants and the wider public of a dated and somewhat unfashionable shopping area.
Rathmines also lacks a number of important attractions. The street is lacking in galleries, craft shops or niche fashion stores and there is a general absence of cultural spaces in the centre. A new three-screen cinema at Swan Centre has recently been approved and the old cinema, the Stella, has closed, with the site currently being considered for mixed use development. There are also no particular references to the area’s large multicultural community, bar the presence of ethnic foodstores and takeaways.
Other attractions in the town remain under-developed. While the area has a number of amenity areas and leisure uses, these suffer from a lack of connectivity and in many cases have limited access to the general public or are in private ownership. The redevelopment of the swimming pool site and the associated new public spaces will provide significant leisure and community facilities in Rathmines.
Accessibility
Lower Rathmines Road forms the primary arterial route from Dublin City Centre to the southern inner suburbs of Rathgar, Terenure and Milltown. As such these areas would be seen as a natural catchment for retailers and service providers in Rathmines and the accessibility of Rathmines from these areas is an important consideration for its future growth and development.
The area is well connected by numerous bus routes to both the city centre and surrounding areas. A number of these routes are cross city routes which increase Rathmines’ accessibility to the wider city. The bus network will continue to offer the greatest potential for directing larger numbers of people to Rathmines from surrounding areas and should be further supported with provision of high quality facilities and improved and up-to-date information.
The Luas Green Line station at Ranelagh is a 10 minute walk away and offers Rathmines access to a high quality public transport corridor. Connectivity between Rathmines and Ranelagh, which is itself an attractive urban village centre, has traditionally been strong and these two areas will continue to have a symbiotic relationship. This should be further strengthened by highlighting key pedestrian and cycling routes between the two centres supported by features such as directional signage.
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Developing Rathmines’ relationship to its surrounding area will be the key consideration in promoting the town as a Prime Urban Centre and is an important factor in its future success. Presently Lower Rathmines Road is viewed as much as a through-route than a destination thoroughfare. Changing this perception is important.
The focus on Lower Rathmines Road as a traffic artery and the resulting high level of traffic using the street has created an environment that is less sympathetic to other road users such as cyclists and pedestrians. However, a positive example of recent works that rebalance the use of the street in favour of pedestrians is the improvements to the public domain along Lower Rathmines Road. The development of a civic space as part of the redevelopment of the swimming pool site will significantly improve the pedestrian environment and provide for a strong focus for the town centre. Enhancement of the pedestrian environment should be promoted, including traffic calming, crossing facilities, improvement of the quality of street paving and directional signage.
Amenity
Public perception of Rathmines as a place to shop, enjoy and relax in is coloured by a number of factors, not least the environmental quality and amenity of the area. In particular, considerations such as perceptions of security and safety, the quality of the physical environment and public realm, the presence of litter and graffiti, and the quality of elements such as shopfronts, signage, landscaping and open space are all important elements in promoting the general attractiveness of the shopping area.
Despite numerous 20th century interventions, Rathmines Road remains an essentially Victorian commercial street with a number of fine public buildings and an attractive human scale. The quality of buildings along Upper and Lower Rathmines Road ranges from high quality well preserved period buildings to more recent interventions, many of which are unremarkable or of low quality. However, significant alterations to Rathmines’ late Georgian and Victorian buildings to accommodate modern commercial uses have been inconsistent and in some cases ill-considered. Along many parts of the street, the piecemeal development of former front gardens for shops and offices, which may well have been seen as an efficient and logical solution to the need for more retail space along the street in previous times, has left a large number of small and generally poor quality units unsuited to modern retail needs. These developments have also served to disconnect the original properties from the street and encouraged the development of an incoherent and broken streetscape.
Many of these Victorian properties have also suffered from inappropriate subdivision into multiple units, often of a very poor quality, and the degradation of their historic fabric with uPVC windows and other inappropriate alterations.
The visual appearance of the street is further eroded by clutter such as excessive and poor quality signage and advertising and by poorly designed shopfronts. Dilapidated shopfronts in particular provide a negative image of Rathmines.
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Adapting the existing floorspace along the street to meet modern commercial needs presents significant challenges, and will require a concerted effort between the planning authority and landowners.
The condition of the public domain along Rathmines Road has substantially improved in recent times as a result of significant investment made by Dublin City Council to improve paving, street lighting and street furniture along the street. Pavements are now generous, with a co-ordinated approach to street lighting and furniture. The paving scheme presently extends as far as the junction with Rathgar Road and its expansion to Rathmines Road Upper and the immediate section of Rathgar Road and to certain secondary streets and lanes is recommended. Efforts should be made to retain insofar as is practical this uncluttered and co-ordinated approach to the public domain.
Action
Activity is a key measure of the health of town centre and is a factor of both the uses of that centre and its attractiveness as a destination.
Rathmines Road is a busy and active street, with a distinctly urban feel more akin to areas of the city centre than a suburb. Activity on the street is not only restricted to the daytime but the area remains vibrant at night, mainly due to its large student population. This night-time activity is reflected by the number of cafes, bars and takeaway restaurants along the street.
As a result pedestrian flows within the town centre are generally strong throughout the day and this would suggest an excellent basis for future development of the street and wider area as a Prime Urban Centre.
However, activity brings with it a range of challenges such as street maintenance and cleansing and the need to efficiently and effectively accommodate large numbers of pedestrians. As with any shopping area, pro active and engaged management of the public domain is required in order to fully realise the potential of the area and promote its continued improvement.
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DIVERSITY OF USES
Rathmines accommodates a diverse range of uses which enhance its role as a town centre within the city’s retail hierarchy. The area includes a wide variety of pubs, restaurants and cafes, and it is considered that the town is generally well catered for in terms of the quantum of retail and service floorspace present. Notwithstanding this, given its designation as a PUC, it is considered that there remains further potential to expand the quantum of retail floorspace in Rathmines in the future. The immediate focus for improving Rathmines’ appeal as a retail destination is to enhance the quality of existing floorspace and attract a more varied and specialised range of retailers to the town.
The town could certainly cater for further uses, particularly high quality cultural amenities which would serve to broaden the general appeal of the area and further enrich the social infrastructure of the town. It is noted that the development of a new three screen cinema at the Swan Shopping Centre has recently been approved, while new leisure and community facilities are currently under construction on the site of the old swimming pool.
MULTIPLE REPRESENTATIONS
There is considerable scope for the profile of retail representation within Rathmines to be increased and strengthened. The convenience sector is primarily dominated by national/international multiples including Tesco, Dunnes Stores and Aldi and is complemented by small scale butchers, grocers and local supermarkets.
The comparison sector currently includes a limited number of high street brands and it is considered that there is considerable scope to expand and strengthen this sector in the town. In particular, there is a noticeably lack of fashion multiples in the town centre, which is generally due to a lack of adequate floorplates. A process of consolidation of smaller units and the development of well sized anchor units at key opportunity sites would serve to address this shortfall.
MALL DEVELOPMENTS
The main mall development within Rathmines is the two storey Swan Shopping Centre which occupies a large site at the north-eastern portion of the junction of Rathmines Road Lower (to the west) and Castlewood Avenue (to the south). The centre is anchored by Dunnes Stores and includes a wide number of retailers and services. Existing car parking facilities are provided at basement level with existing vehicular access via Rathmines Road Lower and Castlewood Avenue.
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The centre has a number of strengths not least its varied tenant mix and the presence of a large multiple anchor store. Many of the units within the centre are well established and synonymous with Swan Centre and Rathmines. The centre also benefits greatly from brand recognition and is generally regarded as the most important shopping destination in Rathmines. However, the centre is also considered to be somewhat dated and is in need of refurbishment and reinvention. The new three-screen cinema within the centre should serve to stimulate a wider regeneration of this development.
SUITABILITY OF EXISTING FLOORSPACE
Overall, there exists a vital need to improve the quality of the commercial centre of Rathmines. This can be achieved through the rejuvenation of the existing units and the establishment of a more diverse and specialist range of shops. A variety of commercial units is required; the type, number and distribution of which should reflect the needs of the community.
It is considered that there is an overrepresentation of lower end uses such as charity shops, fast food outlets and internet cafes within the commercial core which detract from the primary retail function of this area. Higher order uses such as fashion outlets, book stores, and specialty shops have not been as successful in establishing themselves in Rathmines and this is somewhat a reflection on the size and quality of the floorspace provided as well as the generally dated profile of the centre.
A future area of concern arises in relation to the integration of larger national and international units into the core retail area. In general, these units require a large surface area to accommodate larger retailing units and this can place pressure on the fine urban grain of the village centre. In this regard, it is noted that a number of significant opportunity sites exist in Rathmines which can accommodate development which include the larger retail formats required of multiples.
The convenience sector in Rathmines is primarily dominated by national/international multiples including Tesco, Dunnes Store and Aldi and is complemented by small scale butchers, grocers and local supermarkets, particularly in the smaller village centres of Ranelagh and Terenure. There is considerable scope to raise the profile of retail representation within Rathmines. Measures are required to encourage the existing multiples to update and improve their presence, while a range of smaller, high quality convenience uses should be actively encouraged in the area.
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Retail Format Approximate Floorspace Requirements GFA
Large Supermarket/ Foodstores e.g Tesco, Superquinn, Dunnes Stores
2.500 sq.m. to 4,000 sq.m.
Smaller ‘High Street’ format foodstores e.g. Marks & Spencer ‘Simply Food’, Tesco ‘Express’,
800 sq.m.
Discount Foodstore e.g. Aldi, Lidl
to 1,800 sq.m.
High Street Fashion Anchor e.g, H&M, Zara, River Island
1,300 sq.m to 2,500 sq.m.
Small Branded Convenience Store e.g. Centra, Spar, Londis
to 400 sq.m.
Table 3.1: Estimates of floorspace requirements of certain retail formats
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OTHER CENTRES WITHIN THE CATCHMENT AREA
Ranelagh
Ranelagh is designated as a Category C district centre within the Dublin City Council retail hierarchy. These areas are classified as being smaller than district centres serving areas of limited popula-tion. They are larger than neighbourhood centres in terms of the range of activities they provide and generally serve a local popula-tion.
Ranelagh still retains its village-like atmosphere, with many small, traditional shops and business operating alongside newer arrivals to the area; most locating along Ranelagh Road, and especially around the recently improved Triangle, which marks the centre of the village. The retail profile of Ranelagh is diverse with a wide range of shops and services and a particularly high concentration of high quality eateries and cafes, which have sparked a renaissance for the village and the surrounding area as an upmarket shopping and leisure area.
The quality of the retail offer in the village has improved considera-bly in recent years with the opening of a number of convenience operators as well as higher order boutiques and specialty stores. The village offers a good example of the quality of retailing and services which Rathmines should seek to achieve, albeit on a much larger scale.
Terenure
Terenure is classified as a Category B district centre within the city’s retail hierarchy. These centres are classified as existing or proposed centres with large floor areas of retail use. It is noted in the Development Plan that there are opportunities for expansion and improved access to the centres and the centres act as a local community/employment focal point.
Terenure has a wide variety of businesses and services based around the traditional centre of the village at the junction of Templeogue Road, which is also a primary entry route into the city centre, and Terenure Road. The retail offer in the village ranges from specialty food stores to fashion retailers, antique shops and local services. However, the village has a some-what limited convenience retail offer which indicates that a significant amount of local people travel to other centres for the main weekly shopping needs. Rathmines, given its proximity, should be seen as the natural destination for these shoppers.
Rathgar
Rathgar, although smaller in scale than Ranelagh, is also designated as Category C District Centre within the City Council’s retail hierarchy. The village shares much of the Victorian character of Rathmines and Ranelagh and has traditionally been viewed as a more upmarket area of family homes.
Rathgar too, retains its village charm with a small parade of local shops and services such as a bakery, a delicatessen, a butcher, a bike shop and a quality wine shop all within a few metres of the main cross-roads. The retail offer, while of good quality, is lim-ited and generally only serves local need. Whereas, until recently, the area had none of the larger conven-ience or comparison outlets which would generally be found in Rathmines, a new Superquinn store is due to open shortly in the village, which will enhance the range of local convenience shopping.
Harold’s Cross
Harold’s Cross lacks the traditional centre found in other areas such as Ranelagh and Terenure and consequently has a more limited retail offer. The area is less attractive and not as well maintained as Ranelagh or Terenure and is characterised by a degree of dereliction and some incompatible land uses. Nevertheless, attractions such as Harold Cross Stadium and the area’s traditional role as a ‘flatland’ provide the village with a distinctive role within the overall urban framework of this part of the city.
While the improving retail offer of nearby Kimmage and Crumlin will continue to draw some customers from this area, it is envisaged that residents will for the most part continue to travel to Rathmines for much of their shopping needs.
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Harolds Cross 10%
Ranelagh 27%
Rathgar 13%
Rathmines 32%
Terenure 18%
HOUSEHOLD SURVEY - RESULTS AND ANALYSIS The household survey was undertaken in order to establish the existing shopping patterns within the catchment area for different retailing types including clothing footwear and food. A full copy of the household survey report is attached as Appendix 1 of the Retail Strategy.
Methodology
The survey was carried out by Demographics Ireland, an established independent survey company. It was carried out by telephone on a sample of households from the catchment area in October 2008. In total 400 people were interviewed. A breakdown of the percentage of people interviewed from each area within the catchment area is set out in the chart below. The overall objective of the household survey is to provide an insight into the shopping patterns of the resident population of the catchment area. A summary of some of the key results is provided below.
Classification
The survey obtained personal information regarding the gender, age and home address of each of the respondents. Comprehensive tables are attached as an appendix to the retail strategy which show the responses by respondents resident in each of the areas together with tabulation of responses by persons in each demographic profile.
Survey Questions
The household survey primarily contained questions relating to where respondents carry out their main food shopping, top up shopping and footwear and clothing shopping.
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18%
55%
17%
1% 1% 1% 1% 1% 1%7%
Rathmines City Centre Dundrum Lif fey Valley S.C. Tallaght Terenure Ashleaf Centre Crumlin RathfranhamOther
Rathmines Harolds Cross Ranelagh Rathgar Terenure
400 130 40 110 50 70
City Centre 220 70 18 63 31 38
55% 54% 45% 57% 62% 54%
Rathmines
72 27 10 22 8 5
18% 21% 25% 20% 16% 7%
Dundrum 68 21 4 21 5 17
17% 16% 10% 19% 10% 24%
SECTION 1- SHOPPING FOR CLOTHES AND FOOTWEAR
Comparison Shopping
In terms of shopping for clothes and footwear, respondents were asked which town, shopping centre, retail location or shop they normally visited for these purchases. 55% of the respondents from the catchment area outlined that they do their main clothing and footwear shopping within the City Centre with an additional 17% travelling to Dundrum. Almost 80% of the respondents leave the catchment area to carry out their comparison shopping.
The results shown above are also noteworthy when the amount of leakage from each of the individual centres in the catchment area is examined in closer detail. These figures outline how the City Centre exerts a substantial influence and acts as the main centre for food and clothes shopping within each of the centres in the catchment area. The influence of Dundrum is not so uniform throughout the catchment area with 24% of the respondents from Terenure travelling to this centre for their comparison shopping but only 10% of respondents from Rathgar and Harolds Cross travelling to this location.
“Where do you do most of your shopping for non-food
goods such as clothing and footwear?”
55% Dublin City Centre
18% Rathmines
17% Dundrum Town Centre
Table 4.1: Trends to Competing Centres by Area
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Wide range of goods Close to home /convenient Good quality goods
Good prices/value for money Ease of parking Close to w ork
Good public transport Close to other shops Other
Satisfaction with Comparison Offer
Respondents were asked to rate their satisfaction of the comparison retail sector of Rathmines. Of the 18% of respondents who do their main clothing and footwear shopping in Rathmines, 67% of the respondents outlined that they were either satisfied or very satisfied with this sector. 19% of the respondents indicated that comparison shopping facilities were average.
24% of the respondents highlighted that they were generally dissatisfied. This principle reason for people not being satisfied with the comparison offer within the catchment area related to “poor range of goods” with 94% of respondents providing this criticism. The remaining 6% of the respondents all indicated that “parking problems” were their main reason for dissatisfaction.
Main reasons for choice of centre for clothing and footwear shopping:
Respondents were also asked to identify their main reasons for choice of centre when shopping for clothes and footwear. Having a good selection of goods for comparison and selection heads the list with convenience choice in the ranking table. 40% of respondents outlined that their main reason related to “wide range of goods/products” with 34% of respondents referring to its “proximity to home/convenience”. Rathmines is faulted as lacking good shops and having a poor selection of clothing and footwear outlets. The main results of this are shown on the table below.
The respondents were asked to identify what percentage of their spend on clothing and footwear they would spend in Rathmines over a year. Less than 5% of respondents would spend a significant amount in Rathmines. 87% of the respondents outlined that they would spend less than 20% of their overall spend on clothes and footwear in Rathmines. 9% outlined that they would spend from 20-40%, 3% highlighted that they would spend from 40 to 60% with the remaining 2% indicating that they would spend over 60% in Rathmines.
Reason Number % Wide range of goods/products 159 40
Close to home/convenient 135 34
Good quality goods/products 27 7
Good prices/value for money 23 6
Ease of parking 20 5
Close to work 12 3
Good public transport 11 3
Close to other shops 6 2
Other 7 2
“Are you satisfied with the clothing and footwear
shops in Rathmines?”
64% Satisfied
24% Dissatisfied
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SECTION 2 – FOOD AND GROCERY SHOPPING
The respondents were asked to define which store and location they normally use for their main food and grocery shopping. The results of this section of the survey are shown below.
The results of the survey outline that in total 62% of the respondents carry out their main food and grocery shopping within the catchment area. 56% of this figure outlined Rathmines as their main destination. Dunnes Stores in the Swan Shopping Centre was highlighted as the most popular destination for food and grocery shopping with 36% of respondents carrying out their main food and grocery shopping within the store. This figure of 36% represents a substantial amount of the local market share, given that the next most popular centre is the Superquinn Kimmage with 14% of the market share and the Tesco Store on Lower Rathmines Road with 10%.
The results of the survey indicate a leakage figure of 38% from the catchment area. The most frequently visited store outside of the catchment area was noted as the Superquinn in Kimmage with 14% of respondents indicating that they carried out their main food and grocery shopping at this location.
The survey results highlights how the stores used depend on the area of residence. The results illustrate that almost 75% of persons living in Rathmines use the local stores (18% shopping in Tesco and 48% in Dunnes) whereas persons in Harold’s Cross and Terenure would use the Superquinn store in Kimmage. Notwithstanding this, it is noteworthy that over 9% of the respondents living in the immediate area of Rathmines travel to the Superquinn in Kimmage for their main food and grocery shopping. There are limited major outlets in Rathgar or Ranelagh and a high percentage of shoppers from these areas, up to 40%, use the Dunnes Stores outlet in the Swan Centre.
Store Number % Dunnes Rathmines 144 36
Superquinn- Kimmage 54 14
Tesco Rathmines 41 10
Aldi Rathmines 25 6
Superquinn Ranelagh 17 4
Tesco Rathfarnham 15 4
Dunnes-Ashleaf 15 4
Mortons-Ranelagh 13 3
Tesco-Dundrum 11 3
Tesco Merrion 6 2
Local Convenience Store 6 2
Tesco-Nutgrove 5 1
Tesco -Baggot Street 5 1 Dunnes - Stephens Green 5 1
Supervalu-Churchtown 5 1
Tesco-Crumlin 4 1
Aldi-Nutgrove 3 1
Superquinn-Ballinteer 2 1
Superquinn-Blackrock 2 1
Donnybrook Fair 2 1
Centra Ranelagh 2 1
Supervalu-Templeogue 1 0
Tesco-Stillorgan 1 0
Other 16 4
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64%11%
5%
5%6%
6%
3%
Poor range of goods Poor shopping environment Poor access roads/infrastructure Parking ProblemsToo Expensive Other
Satisfaction with Convenience Offer
Respondents were asked to rate their satisfaction of the convenience offer of Rathmines. In response to this question 12% of the respondents outlined that they were very satisfied, 61% were satisfied, 12% indicated that shopping facilities were average.
15% of the respondents outlined that they were not satisfied or very dissatisfied with the convenience offer of Rathmines. The principle reason for people indicating that they were either dissatisfied or very dissatisfied related to the “poor range of goods” with 63% of respondents providing this response. Other reasons for dissatisfaction included poor shopping environment, parking problems etc.
Rathmines Harolds Cross Ranelagh Rathgar Terenure
400 130 40 110 50 70
Dunnes Stores - Rathmines 144 62 11 44 20 1
36% 47.7% 27.5% 40% 40% 10%
Superquinn—Kimmage 55 12 15 2 9 17
13.8% 9.2% 37.5% 1.8% 18% 24.3%
Tesco - Rathmines 40 23 1 8 4 4
10% 17.7% 2.5% 7.3% 8% 5.7%
Aldi—Rathmines 25 8 2 11 3 1
6.3% 6.2% 5% 10% 6% 1.4%
Superquinn - Ranelagh 17 3 1 12 1 0
4.3% 2.3% 2.5% 10.9% 2% 0
Tesco—Rathfarnham 15 2 1 1 1 10
3.8% 1.5% 2.5% 0.9% 2% 14.3%
Dunnes Stores—Ashleaf Centre 15 0 2 0 1 12
3.8% 0 5% 0 2% 17.1%
Morton’s—Ranelagh 13 3 0 10 0 0
3.3% 2.3% 0 9.1% 0 0 11 3 1 2 1 4
2.8% 2.3% 2.5% 1.8% 2% 5.7% Tesco - Dundrum
Table 4.2: Trends to Competing Convenience Retailers by Area
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Main reasons for choice of centre for grocery/food shopping
Respondents were asked to identify their main reasons for shopping at the locations where they do their main food/grocery shopping. The results of this are shown in the table below. 59% of respondents outlined that their main reason for choosing their main food/grocery shopping location related to its “proximity to home/convenience”. Other main reasons included “value for money” (13%), “quality of goods/products” (10%), “range of goods” (8%) and “ease of parking” (7%).
Responses to this question show that although there is a level of dissatisfaction with the grocery shopping experience in Rathmines, for these goods convenience is the primary factor. The reasons given are noted as being independent of the demographics; however, there are different responses in the areas of residence. In particular, residents in Ranelagh and Harold’s Cross rate “Value for Money” highly whereas parking is important to Terenure respondents.
Reason Number % Close to home/convenient 239 60%
Good prices/value for money 52 13%
Good quality goods/products 38 9%
Wide range of goods/products 32 8%
Ease of parking 28 7%
Close to work 4 1%
Other 4 1%
Good public transport 4 1%
“What is the main reason why you choose to do your household
shopping at the store you have indicated?”
59% Convenience
13% Value for Money
10% Quality of Products
60%13%
9%
8%7%
1% 1% 1%
Close to home /convenient Good prices/value for money Good quality goods
Wide range of goods Ease of parking Close to work
Other Good public transport
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Top Up Food and Grocery Shopping
Respondents were asked where they would normally do their top-up food and grocery shopping. Most respondents (38%) use their local convenience store for top-up food and grocery shopping. Of the stores listed Dunnes Stores in the Swan Shopping Centre was listed as one of the most popular location (14%) followed by Morton’s (12%) and the Centre Store at the Diamond, Ranelagh (8%).
14%11%
7%4%
4%4%3%2%2%
38%
11%
Dunnes Rathmines Mortons Ranelagh Centra Ranelagh
Superquinn Kimmage Superquinn Ranelagh Tesco Rathmines
Aldi Rathmines Tesco Rathfarnham Supervalue Churchtown
Local Convenience Store Other
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SECTION 3: RATHMINES AS A SHOPPING FACILITY
The final section of the questionnaire aims to attain opinions on the overall quality of Rathmines as a shopping facility.
Opinion of Rathmines
The respondents were asked to outline their overall opinion of Rathmines. Over 60% of the responses to this question were positive, with its liveliness (22%) and its accessibility “easy to get to” (22%) being high on the list of attributes. The lack of quality in the shops and the range of outlets ranks high on the list of criticisms of the centre (15%).
Changes and improvements needed in Rathmines
The respondents were asked to identify what improvements they felt were needed in Rathmines. Better parking facilities (16%), better variety of shops (16%), more specialised stores (12%) and more clothes shops (9%) were top of the list of improvements needed. 19% of the respondents outlined that they were happy with the centre as it is. Residents of Rathmines outline the need for more clothes shops (13.8%) and need for better supermarkets (13%) as the main area for improvements within the centre.
Opinion % Lively 22%
Easy to get to 22%
Poor quality and range of shops 15%
Congested 10%
Run Down 8%
Historic/Strong Heritage 6%
Attractive 5%
Safe 5%
Quiet 2%
Unpleasant 2%
Difficult to get to 2%
Unsafe 1%
Bad Parking 1%
No Reply 1%
“What changes or improvements would encourage you to visit or shop in
Rathmines more often?”
16% Better Parking
16% Better variety of shops
12% More specialised shops
9% More clothes shops
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Shopping Habits
A substantial percentage of persons combine shopping trips with other town centre activities (46%). Visits to banks and other community facilities (library) are listed as frequent (43% banks, community facilities 34%).
Restaurant and other Attractions
75% of the respondents outlined that Rathmines is well served by cafes and restaurants. The survey results also indicated that Rathmines would benefit from a cinema and a market.
Specialist Shops
Rathmines is not seen as having sufficient specialist shops; most respondents consider that there would be good trading condition for the shops in the area.
Rathmines as a Retail Location
Respondents were asked to comment on what was the biggest asset for Rathmines as a retail location. 63% of respondents outlined that the convenience of the centre was its main asset. Although 21% of the respondents consider the range of shops to be adequate, when asked what Rathmines lacks, over 50% of the respondents considered that there is a shortage of shops in the area.
When asked what the town lacks, the range of comments was wide , including better parking (6%) and the need for more specialised stores (5%), but these comments reinforced the opinion that Rathmines needs a better shopping experience, improvements in parking facilities and an overall improvement in the appearance and infrastructure.
“What other attractions do you consider that Rathmines
needs?
73% Cinema
15% Market
7% Swimming Pool
Convenience63%
Range of shops 21%
Other 11%
Ease of Transport
5%
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OVERALL CONCLUSIONS
It is clear from the results that although the majority of persons living in the catchment area use Rathmines stores for their food purchases less than 20% use shops in the area when purchasing clothing and footwear. Almost 90% would spend under a fifth of their clothing and footwear purchases in the catchment.
There are many criticisms of the clothing and footwear shops in the area – in particular the lack of range and quality. The Rathmines area is seen as lacking in adequate parking facilities and facilities such as a swimming pool and cinema. Residents feel that small specialist stores for food and other goods would be viable in the area.
KEY FINDINGS
∗ 62% of respondents in the catchment area use Rathmines stores for their weekly household shopping needs.
∗ Residents would also generally use their local convenience store for daily top-up needs.
∗ There is considered to be good potential for smaller specialist shops for food and other goods in Rathmines.
∗ Less than 20% of people in the catchment area would shop for clothes or footwear in Rathmines.
∗ Dublin City Centre remains the largest draw for shoppers for clothing and footwear, with Dundrum Town Centre also proving
attractive to shoppers from the area.
∗ Respondents generally found the poor range and quality of stores in Rathmines to be the biggest criticism of the area.
∗ There is a general perception that Rathmines is rather rundown and neglected. Many respondents noted the need for new
attractions in the centre such as a cinema, a regular market and improved leisure and cultural facilities.
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QUANTITATIVE ASSESSMENT
This section provides an assessment of the likely capacity in quantitative terms for additional retail floorspace in Rathmines. In the strategy, we cover the period from 2008-2014 and 2014 to 2020. In respect of looking beyond 2014, this enables a longer term look at retail planning and potential in the catchment area which is consistent with the Regional Planning Guidelines. The base year for the purposes of the study is 2006.
It should be noted that a quantitative assessment of this nature can only act as a broad brush indicator of the likely quantum of floorspace that should to be achieved in an area over a given period. It involves making forecasts for future population expenditure, turnover and other factors and as such the study is based on a number of assumptions and therefore can only provide a broad indication of anticipated capacity. Nonetheless, the quantitative section can give a useful overview of the position.
Furthermore, it should be noted that the figures set out in this section are not intended to be prescriptive thresholds. Rather they are the minimum floorspace targets that need to be achieved in order to ensure that the retail function of Rathmines continues to be reinforced and strengthened.
EXISTING AND FUTURE CAPACITY
The Approach
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 the design year.
3. Estimate of total available expenditure in the base year and design year for residents within the Rathmines catchment.
4. Estimate the likely increase in expenditure available for provision of additional floorspace, making allowances for existing planning permissions and increased efficiency of existing retail floorspace.
5. Estimate the likely average turnover if new floorspace in convenience and comparison goods.
6. Estimate the capacity for additional floorspace in Rathmines.
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DEFINITION OF THE CATCHMENT AREA
Given the proximity of Rathmines to the City Centre and other designated Prime Urban Centres such as Crumlin, a localised catchment area has been identified for the purposes of this assessment. The following areas are included in the catchment. Rathmines dominates the retail hierarchy in the catchment area, being defined within the Dublin City Retail hierarchy as a Category A District Centre and a Prime Urban Centre.
Ward Population 2002 Population 2006 % growth
Rathmines West A 4,749 5,080 7
Rathmines West B 3,526 3,275 -7.1
Rathmines West C 2,675 2,633 -1.6
Rathmines West D 3,275 3,231 -1.3
Rathmines West F 2,929 2,849 -2.9
Kimmage C 3,013 2,898 -3.8
Terenure A 3,494 3,357 -3.9
Terenure B 3,445 3,293 -4.4
Rathmines East C 3,695 3,400 -8
Total Population
48,964
47,702
-2.6
Rathmines West E 3,569 3,273 -8.3
Rathmines East D 2,962 2,738 -7.6
Rathmines East A 4,541 4,241 -6.6
Rathfarnham 4,446 4,847 9
Terenure D 872 807 -7.4
Terenure C 1,773 1,780 0.4
Table 5.1: Population of Catchment Area Source Census of Population, CSO
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POPULATION
The population of the defined catchment area was 48,964 in 2002. This fell to 47,702 in 2006, representing a decrease in population of approximately 2.58%. In accordance with these trends and having regard to the redevelopment opportunity sites within Rathmines, Dublin City Council has defined a low growth population scenario of 0.57% per annum up to 2020. For the purposes of the Retail Assessment a high growth scenario of 1.5% growth per annum from 2008 to 2020 is assumed. Table 5.2 below sets out population projections for the catchment area for both high and low growth scenarios.
EXPENDITURE PER CAPITA
The Retail Planning Guidelines Study examines three principal sources of data on retail planning expenditure in Ireland. These are the Annual Services Inquiry, the National Income and Expenditure Accounts and the Household Budget Survey. The survey concludes that the most reliable data source for established baseline expenditure is the Annual Services Inquiry. The most recent Annual Service Inquiry is the 2005 Annual Services Inquiry which was published in 2007. This source is therefore used for the purposes of this capacity assessment.
Some adjustments to the data set out in Table 5.1 of the Services Inquiry are also necessary in order to ensure that goods are correctly categorised between comparison and convenience. Firstly, it is estimated that approximately 10% of retail sales in non specialised stores is in department stores and other comparison goods. The remaining 90% is categorised as convenience sales. This is in line with the conclusions of the Tym/Blackwell study commissioned as part of the Retail Planning Guidelines for Planning Authorities.
Secondly, the Retail Planning Guidelines Study provides that the category “other retailing in specialised stores” should be taken as comparison expenditure, with the exception of a small element of forecourt sales. We have made an allowance for this. We have also utilised the 10% adjustment for department stores and comparison goods.
For the purposes of this study expenditure on pharmaceutical goods and medical articles have been omitted from the comparison expenditure estimate as many medical or pharmaceutical products that would not constitute either convenience or comparison goods by normal definition.
Year Low Growth High Growth
2006 47,702 47,702
2008 48,247 49,144
2014 49,921 53,736
2020 51,653 58,757
Table 5.2: Population Projections
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EXPENDITURE ESTIMATES
Based on the 2005 Annual Service Inquiry and the Consumer Price Index, we have estimated that the total expenditure per capita in 2005 on convenience goods was €3,375 and €2,926 on comparison goods. For convenience goods we have assumed a growth rate of 1.1% per annum which amounts to a total of €3,724 in 2014 and €3,977 in 2020. The figure for comparison goods expenditure is also projected forward to 2014 and 2020. A growth rate of 4.8% per annum is assumed for comparison goods expenditure which amounts to a total of €4,462 in 2014 and 2020. These growth rate figures are consistent with those included within the Retail Strategy for the Greater Dublin Area.
TOTAL AVAILABLE EXPENDITURE
The total available expenditure is set out in Tables 5.4 and 5.5 below. This is calculated by multiplying the population by the expenditure per capita for each category for each year. In 2008 we estimate the total available for convenience expenditure is between €168m (low growth scenario) and €171m (high growth scenario) and between €162m (low growth scenario) and €165m (high growth scenario) for comparison goods. By 2014 comparison expenditure will exceed convenience by a significant margin. We estimate there will be between €222m and €240m of comparison expenditure in the catchment area compared to between €186m and €200m convenience expenditure. By 2020, the total available convenience expenditure is between €205m ( low growth) and €234 (high growth) and between €305 and €347 for comparison expenditure.
Year Convenience Comparison
2005 €3,375 €2,926
2008 €3,488 €3,368
2014 €3,724 €4,462
2020 €3,977 €5,911
Table 5.3: Expenditure per Capita
Source: 2005 Annual Services Inquiry & Retail Strategy for the Greater
Dublin Area 2008 Year Convenience Comparison Total
2008 €171,394,119 €165,510,992 €336,905,111
2014 €200,123,967 €239,767,763 €439,891,730
2020 €233,669,641 €347,339,953 €581,009,594
Year Convenience Comparison Total
2008 €168,267,690 €162,491,878 €330,759,568
2014 €185,916,685 €222,746,072 €408,662,757
2020 €205,416,820 €305,343,340 €510,760,159
Table 5.4: Available Expenditure - Low Growth Scena rio
Table 5.5: Available Expenditure - High Growth Scen ario
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ADJUSTMENTS TO AVAILABLE EXPENDITURE
Some adjustments are also required to the capacity figures outlined in Tables 5.4 and 5.5 above to take into account the levels of existing leakage of expenditure from the catchment area to the city centre. The city centre exerts a strong draw for higher order comparison goods shopping and special shopping trips. While Rathmines should be self sufficient in terms of convenience provision, it is evident that having regard to the proximity of Rathmines to the City Centre and Dundrum Town Centre, a substantial amount of comparison goods expenditure will be spent in the City and Dundrum.
It is necessary to adjust total available expenditure to account for outflows of expenditure from the catchment area. The Household Survey prepared by Demographics Ireland indicates a 38% leakage on all convenience goods expen-diture from the catchment area and a figure of 80% for comparison goods.
This high proportion of leakage, particularly on convenience goods, results in unnecessary high usage of road infra-structure for shopping trips. The existing level of leakage may also point to an underdevelopment of the retail sector in the catchment area in terms of quality, diversity and choice offered. While, it is acknowledged that these leakage figures may be accounted by the fact that in many instances the leakage figure is overestimated as it often repre-sents an expression of preferences rather than actual levels of net expenditure outflow, it is clear that further steps need to be taken to reduce the leakage in retail turnover particularly in the convenience sector. The aim of the retail strategy is to make the catchment area more self sustaining in terms of convenience retail provision.
In this context it is assumed that the existing levels of leakage will reduce over the period of the strategy as a result of further retail development coming on stream and for the purposes of forecasting we have assumed that the net out-flow figures are estimated to fall to 20% by 2014 and 15% by 2020. It is also envisaged that the existing figure of 80% leakage on comparison good will fall to 70% by 2014 and to 60%by 2020. In order to achieve this reduction in the level of leakage on comparison goods expenditure it is assumed that the main claw-back of expenditure will be from Dundrum. The key assumptions regarding future trends of outflow of expenditure are set out in Table 5.6 .
Year Convenience Comparison Total
2008 €104,325,968 €32,498,376 €136,824,343
2014 €148,733,348 €66,823,822 €215,557,170
2020 €174,604,297 €122,137,336 €296,741,633
Table 5.7: Total Available Expenditure Allowing Out flows of Expenditure and Increase in Turnover of Existing Floorspace - L ow Growth Scenario
Year Convenience Comparison Total
2008 €106,264,354 €33,102,198 €139,366,552
2014 €160,099,174 €71,930,329 €232,029,503
2020 €198,619,195 €138,935,981 €337,555,176
Table 5.8: Total Available Expenditure Allowing Out flows of Expenditure and Increase in Turnover of Existing Floorspace - High Growth Scenario
Year Convenience Comparison
2008 38% 80%
2014 20% 70%
2020 15% 60%
Table 5.6: Key Assumptions Regarding
Outflow of Expenditure
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EXISTING RETAIL FLOORSPACE IN CATCHMENT AREA
The existing retail floorspace within the catchment area is estimated having regard to the Retail Strategy for the Greater Dublin Area. Appendix 6b of the Strategy outlines that there is approximately 4,797 sq.m. net of convenience floorspace within Rathmines and 4,587 sq.m. net of comparison floorspace. The catchment area also extends to include an area of Terenure, Ranelagh, Rathgar and Harolds Cross. The Strategy outlines that there is approximately 617 sq.m. net convenience floorspace and 1,048 sq.m. net comparison floorspace in the catchment area. The existing retail floorspace within the catchment area is outlined in Table 5.8 below.
TURNOVER OF EXISTING FLOORSPACE
It is possible to derive the existing average turnover rate per square metre of existing floor space by dividing the total available expenditure in 2008 by the floor space in each category. The Retail Strategy for the Greater Dublin Area sets out benchmark figures for turnover of convenience and comparison floorspace per sq.m. in 2007. The Strategy outlines an average sales density of €4,000 per sq.m. for comparison goods and €8,000 for convenience goods. We have applied an average turnover per sq.m. for all floorspace in the catchment area for 2006 for convenience goods of €10,000 per sq.m. and €3,500 for comparison goods. These figures have been adjusted to grow at a rate of 1% per annum to allow for efficiency gains by retailers. These figures reflect the average turnover levels retailers will require to sustain a healthy level of activity. They do not count in the high levels of overtrading that have existed in many areas in recent years.
These figures show the average turnover per square metre of existing floorspace in the catchment area. They disguise significant differences in turnover for different shops. In general, multiple branches of national and international multiple shops are located within purpose built shopping centres or other prime locations. Prime town centre shop units will have substantially higher turnover per square metre than shops which are less well located or situated in older inefficient premises and are operated as independents. In particular, it is likely that smaller units and units such as those within the catchment area have substantially lower turnover per square metre than these averages whilst the largest supermarket operators have substantially higher turnover rates per square metre.
Year Convenience Comparison Total
2008 7,212 sq.m. 8,752 sq.m. 15,964 sq.m.
Table 5.9: Existing Retail Floorspace within the Catchment Area
Year Convenience Comparison Total
2008 €58,272,960 €35,358,080 €93,631,040
2014 €61,857,921 €37,533,314 €99,391,236
2020 €65,663,430 €39,842,370 €105,505,799
Table 5.10: Turnover of Existing Floorspace
Convenience Comparison Total
2014 Low €86,875,427 €29,290,507 €116,165,934
2014 High €898,241,252 €34,307,015 €132,638,267
2020 Low €108,940,867 €82,294,966 €191,235,833
2020 High €132,955,765 €99,093,612 €232,049,376
Table 5.11: Remaining Capacity
In order to calculate the quantity of future retail floorspace required for the catchment area, the existing provision of retail floorspace set out in Table 5.10 should be subtracted from the totals outlined in Tables 5.7 and 5.8. Based on these floorspace figures, Table 5.11 outlines the additional floorspace capacity for convenience and comparison floorspace in the catchment area.
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FLOORSPACE CAPACITY
In order to calculate the requirements for additional retail floorspace within the catchment area the turnover per sq.m. of future retail floorspace should be divided by the capacity figures outlined in Table 5.11. Table A1.4 of the Retail Strategy for the Greater Dublin Area sets out forecast sales densities for future retail floorspace. This outlines a figure of €12,000 per sq.m. for convenience floorspace and €7,000 per sq.m. for comparison floorspace in 2007 prices. However, a lower turnover figure per sq.m. for future retail floorspace in Rathmines is assumed having regard to its proximity to the City Centre and the fact that units within the catchment area are likely to have a lower turnover per sq.m. than the averages for the GDA. Therefore, a figure of €11,500 per sq.m. is assumed for future convenience retail floorspace within the catchment area and an average turnover of €4,000 is assumed for future comparison goods floorspace in 2008. These figures have been adjusted to grow at a rate of 1% per annum up to 2020 to allow for efficiency gains by retailers.
It can be seen from Table 5.13 that the capacity for additional convenience floor space by 2014 ranges from approximately 6,753 sq. metres to 7,636 sq. metres and for comparison goods between 3,903 sq.m. and 4,583 sq.m. By 2020, there is an additional capacity of 7,977 sq.m. to 9,735 sq.m. for convenience goods and between 10,330 sq.m. and 12,439 sq.m. for comparison goods. These figures are based on a localised catchment area for Rathmines and conservative growth rates.
The floorspace capacity figures outlined in Table 5.13 above should not be considered as upper limits, merely as indicative of the scale of new floorspace required to meet the needs of existing and future population and expenditure in the town. Additional new floorspace may be proposed and this could replace some existing outdated or poorly located retail floorspace. These figures should be seen as minimum rather than maximums. The key consideration is the location of new floorspace. The quantum only becomes a critical consideration where new convenience and comparison floorspace is proposed outside of the defined retail core of the town and the issue of likely impact on the town centre as a whole arises.
Convenience Comparison Total
2014 Low 5,786 sq.m. 7,926 sq.m. 13,712 sq.m.
2014 High 6,717 sq.m. 9,128 sq.m. 15,846 sq.m.
2020 Low 7,077 sq.m. 12,511 sq.m. 19,588 sq.m.
2020 High 8,930 sq.m. 15,307 sq.m. 24,237 sq.m.
Table 5.13: Additional Floorspace Capacity
Year Convenience Comparison
2014 €12,866 €7,505
2020 €13,657 €7,967
Table 5.12: Turnover of future floorspace
Source: Retail Planning Strategy for Greater Dublin Area 2008 Assumption: 1% growth per annum
The compact nature of Rathmines is one of its positive attributes. It is important that the town maintains its compact nature to ensure that shoppers do not have to make several trips in their vehicles to reach shops that are considered beyond walking distance. Expansion should therefore focus on existing derelict and underutilised sites within the retail core of the town.
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DEFINING THE CORE RETAIL AREA
The core retail area of Rathmines is identified in Figure 6.1 below. In determining the core area, the following aspects were considered:
• The overriding objectives of the retail strategy to maintain and enhance the vitality and viability of town centres.
• The existing character and retail profile of Rathmines.
• The location of core development opportunity sites.
Core retail areas are normally characterised by a mix of factors including prime retail units, low vacancies, a predominance of multiples and well established family run stores, fewer non-retail uses and high levels of pedestrian foot fall. In this regard the commercial core of Rathmines has traditionally concentrated along Lower Rathmines Road commencing at its junction with Military Road and extending southwards along Upper Rathmines Road to the site presently occupied by Tesco. It is envisaged that this area will remain as the primary core retail area of the town.
However, while the role of the commercial sector of Rathmines is predominately to serve those within its environs, the town should also seek to appeal to the broader catchment of the surrounding community and to develop a distinctive retail profile within the overall Dublin City hierarchy.
ESTABLISHING AND STRENGTHENING THE CORE RETAIL AREA
Figure 6.1: Core Retail Area of Rathmines Image courtesy of Dublin City Council
_____ Primary Retail Core
________ Secondary Retail Core
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With this in mind, the main focus of the development strategy for Rathmines will be to encourage and facilitate the diversification of the centre’s retail profile. This can be done by identifying areas suitable for targeted investment in order to provide for a greater range of retail formats within the area. Retail development should be directed into the town centre in order to:
• Ensure a vital and viable centre;
• Encourage regeneration of areas with scope for improvement;
• Increase the environmental attractiveness of the centre;
• Achieve the quantum and quality of retail formats necessary to minimise unnecessary convenience outflow of expenditure;
• Meet the criteria for sustainable development.
It is envisaged therefore that as Rathmines develops over the life time of the retail strategy, the core retail area will expand to the immediately adjacent areas and encompass the series of smaller side streets which radiate from Lower Rathmines Road and which are currently underused. It is particularly important that linkages between the primary core retail area and this new secondary core retail area are fully exploited and maximised.
In this context a number of significant development opportunity sites have been identified within the core area which will act as the focus for the future growth and expansion of the core retail area over the lifetime of the strategy. These key opportunity sites are discussed in this section.
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RECENT DEVELOPMENTS
Investment is a key measure of confidence in an area. As such the redevelopment of the Rathmines Swimming Pool site by Dublin City Council represents a significant investment in the area and provides an important opportunity to redefine the heart of Rathmines.
This site is currently being developed to include a major new development providing much-needed leisure facilities for Rathmines. The development features a new civic space fronting onto Lower Rathmines Road and a leisure centre with a swimming pool, gymnasium, aerobics studios and sports hall. There will also be 46 apartments, a childcare building, an underground car park and a new park area to the rear of the site.
There have recently been a number of planning applications for the development of a cinema within the Swan Shopping Centre on Lower Rathmines Road. The most recent proposal, which is currently subject to appeal to An Bord Pleanála, comprises of the development of a 3 screen cinema with a total 571 seats on the second and third floors to create a three-storey building over part of the existing shopping centre. Access to the cinema will be via the entrance to the Swan Shopping Centre at Lower Rathmines Road. If permitted this development, could act as a catalyst for the redevelopment of the Shopping Centre. The cinema would also significantly improve the cultural facilities within the town which has been without a cinema since the closure of the former Stella.
The former Stella Cinema itself was synonymous with Rathmines but is now closed and this site represents a prime development opportunity in the primary core retail area. This site is currently subject to a planning application for the development of a mixed use development. The proposal, which is subject to a request for further information from Dublin City Council, incorporates a mix of residential, retail and leisure facilities.
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KEY DEVELOPMENT OPPORTUNITY SITES
Rathmines has the potential to expand and strengthen its retail provision in line with its role as a Prime Urban Centre and Town Centre within the retail hierarchy of the Dublin City Development Plan 2005—2011. Rathmines town centre should be a high quality, vibrant place with strong visual and pedestrian linkages to the surrounding residential areas and amenities, together with a wider mix of town centre uses which encourage street activity and contribute to an animated pedestrian environment. The area contains a number of key sites which provide an opportunity to create a high quality urban environment with a level of retail provision which is appropriate to a town centre. A number of these significant sites are likely to come forward for development in the near future and the development of these sites presents a unique opportunity to diversify the profile of existing retail uses in Rathmines and substantially enhance the town’s image as retail centre. Central to the creation of new units, is their integration into the existing built environment, requiring an understanding of context and appropriateness. The ability of key sites to act as ‘attractions’, enticing pedestrians to other areas of the town centre should also be carefully considered.
A number of potential development sites are examined below. These reflect many of the key sites identified in the process of making the Local Action Plan, which create opportunities for creating an improved retail environment and attracting new trade to Rathmines, alongside improvements to streetscapes and the public realm. Connectivity and permeability should be emphasised, particularly for larger sites. A balance in the scale of new retail proposed is also required to more accurately reflect the diverse nature of a town centre.
Figure 6.2: Development Opportunity Sites Image courtesy of Dublin City Council
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The Swan Centre:
The Swan Shopping Centre occupies a large site at the north-eastern portion of the junction of Rathmines Road Lower (to the west) and Castlewood Avenue (to the south). The Swan centre is a two story shopping centre which is bounded by Rathmines Road Lower, Castlewood Lane and Castlewood Avenue and is located in an area designated as Z4 in which the objective is: - “To provide for and improve mixed services facilities”. The first floor of the shopping centre is occupied by a restaurant; while the other units include a medical surgery, tanning shop and a number of vacant units. Existing car parking facilities are provided at basement level with existing vehicular access via Rathmines Road Lower and Castlewood Avenue.
The existing centre is currently dated and does not adequately serve the needs of modern retailing formats. The centre makes a limited contribution to the streetscape of Rathmines, in terms of animation or vibrancy, but rather is an inward looking retail development based around internal malls. This inherent weakness of the Centre, which results in generally poorly-sized units crammed into a modest area, fronting onto poorly-lit internal malls, means there is a poor articulation of spaces and functions within the Centre, and a poor relationship with the main street and the retail core. The Centre has virtually no active frontage; moreover, such frontage which does occur at the peripheries of the Centre (and not necessarily a part of the Centre), including the prominent corner element at the junction of Rathmines Road Lower and Castlewood Avenue, is poorly animated, deriving from the functional use of these units.
Notwithstanding this, the Centre does have a number of strengths not least its varied tenant mix and the presence of a large multiple anchor store. Many of the units within the Centre are well established and synonymous with Swan Centre and Rathmines. The Centre also benefits greatly from brand recognition and is generally regarded as the most important shopping destination in Rathmines. The Centre also occupies an important link between the main retail core of Rathmines and adjoining undeveloped lands.
Gulistan Site & former Fire Station:
The Gulistan site occupies a large off-street site to the rear of the Town Hall within the heart of Rathmines. Currently, the only public access to the area is through a restricted pedestrian route from Gulistan Terrace to the lane by the side of the Town Hall, the only vehicle route being from Gulistan Terrace. It is considered that this area could be further strengthened and extended in order to facilitate the organic expansion of the town centre. The site represents a key location within the urban fabric of Rathmines. This site in particular has the potential to accommodate large-scale development without having an undue impact on the historical character of the town core. The former Fire Station could open out onto the wider site, increasing permeability and access to the site from Rathmines Road Lower.
If these lands are redeveloped, a mall-type development should be avoided and a defined street network should be created to enhance the centre of Rathmines and build on its urban qualities.
Gulistan depot site
Swan Shopping Centre
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Nos. 159—161 Lower Rathmines Road
Nos. 133—149 Lower Rathmines Road A commercial redevelopment which seeks to create a retailing environment focused around streets and public spaces would serve to define Rathmines as a town centre more appropriately than a single shopping centre or enclosed-type development. The key aim to the redevelopment of these lands should be to enhance linkages and ensure permeability between Lower Rathmines Road and the area.
Former Blackberry Fair Site:
There have been a number of development proposals for the site, which occupies the backspace of five Georgian houses. The weekend market which formerly operated on this site was one of the more interesting features along Rathmines Road, and while it is considered that there is considerable merit in retaining and developing a market as an important attraction for Rathmines, restoring the market to this site would require an enhancement in the quality of the buildings and market area itself including measures to formalise stalls and activities within the market. It should be noted that commercial or cultural uses on the site are also constrained by its zoning objective—Z2: “to protect and/or improve the amenities of residential conservation areas”.
Nos 133 - 149 Lower Rathmines Road (incorporating D IT Building):
The development of the new Dublin Institute of Technology campus at Grangegorman will see the consolidation of DIT facilities around the city to a new site on the north side of the city. The departure of DIT from Rathmines, offers the opportunity to redevelop this substantial and prominent site, which DIT currently occupies, together with a number of smaller adjoining shop units, into a significant mixed use development.
The site’s location along the northern side of the new civic plaza and park currently under construction gives it further importance and offers the potential for a development which would redefine the heart of Rathmines and become the focal point of the village. It is envisaged that this site has the potential to accommodate a significant retail element providing a valuable ‘anchor’ for smaller retailers along the street.
Nos 159 and 161 Lower Rathmines Road:
The Herman & White premises on Rathmines Road comprises two period properties along the street with a significant yard and warehouse unit to the rear. The property is centrally located in the emerging ‘heart’ of Rathmines which is being facilitated by the redevelopment of the adjoining swimming pool site. The site offers potential for a mixed use development with a significant retail or commercial element. Proposals for the site were recently advanced following a Dublin City Council design competition for the site. An application for a mixed use scheme including residential, retail and commercial uses was recently granted permission by An Bord Pleanála.
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Wynnefield Road
Tesco Site
Wynnefield Road:
The street holds significant potential to develop as a secondary area serving the main retail core along Rathmines Road. The street comprises an attractive parade of redbrick properties currently occupied by a series of low intensity retail and service uses. A light industrial premises is located along the southern side of the street with potential for redevelopment with the possibility of creating linkages to the premises along Rathgar Road. The street also provides an important link to St. Louis’ Schools to the west. It is suggested that the street should take advantage of its low traffic levels and sunny aspect to accommodate uses such as eateries, specialist food shops and or small fashion boutiques.
Tesco - Upper Rathmines Road:
The Tesco Store on Upper Rathmines Road represents an older outdated retail format which offers significant potential for improvement, perhaps considering adjoining properties. Redevelopment of the Tesco site should provide for mixed uses, enhanced retail floorspace, increases in height and improvements to the streetscape along Upper Rathmines Road
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CONCLUSION
The challenge for Rathmines over the period of the retail strategy will be to adapt to meet the requirements of a changing retail environment. The current retail profile of Rathmines is dated and does not adequately address the needs of its catchment area. In particular Rathmines will be required to expand its existing retail offer to reflect its status as a District Centre and Prime Urban Centre. The area has the capacity to accommodate larger store formats while still protecting and enhancing its traditional retailing function.
A number of areas have been identified which have the capacity to accommodate additional development within the core retail area. The Gulistan site in particular has the potential to develop as a retail anchor for the primary retail core of Rathmines. The development of these lands and the redevelopment of the adjoining Swan Shopping Centre would provide for an organic extension to the primary retail core, with the capacity to accommodate larger store formats.
Within the traditional town centre, the priority should be to protect and develop a unique shopping destination, complemented by restaurants, cafes and new cultural uses. Further investment in the public domain is required to provide an improved pedestrian environment and encourage permeability through the whole area. Improvements to shopfronts and signage are also required to enhance the overall appearance and quality of the streetscape.
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Retailing is generally recognised as being one of the more volatile of urban land uses, given that tastes and consumer demands change regularly and new shops open while others close down on a continual basis. In this regard, good management, adaptability, innovation and investment are key factors in determining the long term success of any one area as a retail centre. Whereas purpose-built shopping developments rely on proactive management and continual investment in updating their retail profile in order to retain customers, so too should more traditional town centres such as Rathmines.
A VISION FOR THE FUTURE
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OVERALL OBJECTIVES FOR RATHMINES
The analysis contained in this assessment demonstrates that while Rathmines offers great potential to develop into a distinctive, high quality retail centre, serving a well established and generally affluent catchment area, the town suffers from a dated and limited retail profile and a general lack of targeted investment.
While Rathmines is not generally underserved in terms of the quantum of retail floorspace in the core retail area, it suffers from a prevalence of smaller, poor quality units generally unsuited to modern retail formats. This is consequently reflected in the choice and range of commercial premises, with a distinct lack of higher order comparison retailing such as national and international multiples and niche boutiques, while the street is notable for the presence of a larger than desirable number of charity shops, internet cafes and other commercial uses which would generally detract from the street’s primary role as a retail centre
There exists a vital need to regenerate the “tired” commercial centre of Rathmines. This could be achieved through the rejuvenation of existing units and the establishment of more diverse and specialist shops. A wide range of commercial units is required; the type number and distribution of which should reflect the needs of the community.
Rathmines is identified as a prime urban centre and a significant district centre in retail terms within the Dublin City area. In order to fully realise its potential within these designations the area should seek to significantly expand and develop its retail profile over the period of the Local Action Plan. The Rathmines of the future should support a vibrant and diverse retail scene not only along Lower Rathmines Road but in adjacent areas which have been identified as key opportunity sites.
The town should seek to attract higher order uses such as fashion retailers and specialty shops to stimulate a general upgrading its retail offer. While more everyday uses along the street are desirable, a balance needs to be achieved in providing for the general needs of the local catchment area and in attracting new customers to Rathmines by positioning the town as a retail destination.
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GETTING THERE – KEY POLICIES FOR PROMOTING RETAIL I N RATHMINES
Strengthening core retail area of Rathmines
The commercial core of Rathmines has traditionally concentrated along Lower Rathmines Road with small retail outlets dispersed throughout the greater Rathmines area. This strategy proposes to designate a primary core retail area along Lower Rathmines Road commencing at its junction with Military Road and extending southwards along Upper Rathmines Road to the site presently occupied by the Tesco supermarket. Development management policies should seek to support retail as the predominant land use in this area. Where possible, key opportunity sites in this area should be required to include a significant level of retail floorspace, particularly at ground floor level. It is important that a general consolidation of floorspace within this area be encouraged, with the amalgamation of smaller units promoted to provide for the larger retail formats and higher order anchor stores vital to the future success of the street. This may require clear design guidelines from the City Council for the many ad hoc retail units which have developed over time along the street.
Furthermore an expansion of the existing core retail area is desirable and should be provided for through the development of key adjacent sites, in particular the former City Council Cleansing Depot and Fire Station, which represents a significant development opportunity site for the area. This area is highly suited to the development of a mixed use quarter based around a series of distinctly urban streets and spaces which reflect the existing fine urban grain of Rathmines.
Where new developments are considered, the Council should seek to ensure that the development contributes towards the improvement of the town centre in terms of urban design, and facilitate the regeneration of sites and vacant premises.
Creating a retail environment that focuses on stree ts and spaces
Rathmines is characterised by a highly attractive urban setting with a good sense of scale and many fine public buildings. Recent investment in the public domain has substantially improved the pedestrian environment along Lower Rathmines Road. The creation of a civic space in front of the new Rathmines Leisure Centre will provide a focal point for the town and further define its centre. This new square should be reinforced through the promotion of active street frontages around the space.
“The City Council should seek to protect and enhance the vitality and viability of core retail
area as the main shopping and leisure district in
Rathmines.”
“The City Council should pursue the development
of key opportunity sites within the core retail
area.”
“The City Council should prepare design
guidelines to provide for the amalgamation
and upgrading of existing retail units in the
core retail area.”
“The City Council should seek to provide
pedestrian environment in Rathmines that is
both safe and vibrant.”
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The development of the commercial centre to encompass the smaller side streets which radiate from Lower Rathmines Road should be encouraged. These streets and lanes provide opportunities for strong connectivity with some of the key opportunity sites highlighted in the Local Action Plan as well as generally facilitating improvements to the pedestrian environment of Rathmines. These streets provide an opportunity to reinforce the character and scale of Rathmines and to create a distinctive and relaxed shopping environment in the town, which will be important in developing a unique profile for the area.
These secondary streets are also particularly suited to accommodating many of the smaller units required for everyday commercial uses and services and would also suit complementary uses such as cafes, eateries and bars, which would benefit from a more relaxed pedestrian pace.
Diversifying the retail offer
Speciality shopping areas create a strong sense of character and place, attracting customers from a much wider catchment and bolstering the tourism sector. Rathmines with its fine Victorian architecture is uniquely suited in many ways to develop a speciality or niche profile. Equally, attracting the more mainstream offer provided by international and national multiples would serve to enhance Rathmines’ image as a destination shopping area. These two formats are not mutually exclusive and each would serve to complement the other in creating a highly distinctive retail image for Rathmines.
Whereas multiple operators require larger store formats and a prominent street presence, specialty operators are often ideally suited to the smaller, traditionally scaled units which currently characterise much of Lower Rathmines Road.
Every effort should be made to encourage diversity in the retail offer of Rathmines. Practical measures are required to achieve this. The planning framework needs to be flexible enough to allow for the expansion or creation of bigger retail spaces to accommodate the demands of multiples. An emphasis on developing high quality units and concrete measures to improve the visual appearance of Rathmines are also important.
It is important that the retail function of the town should in turn support and be supported by other uses, such as restaurants, bars, cultural amenities, and community services to provide for the overall development of Rathmines as a viable and self supporting prime urban centre.
“The City Council should encourage a greater
diversity and choice of retailing in
Rathmines.”
“The City Council should encourage the
development a level of convenience and
comparison retailing in Rathmines
appropriate to its designation as a Prime
Urban Centre .”
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Strengthening the customer base
Expanding the customer base for retailing in Rathmines will be a key factor in protecting and strengthening its role as a retail centre and in improving and increasing the quality of retailing in the town. The Household Survey contained within this Strategy contains some notable indications of the preferences of residents in the catchment area and points to a number of ways in which Rathmines can be improved to better meet the demands of the community.
Dublin City Council planning policy already notes that Prime Urban Centres, such as Rathmines, have by virtue of their existing size, established urban form and public transport linkages the potential to deliver an improved and viable retail/commercial core. Delivering higher density developments in the centre of Rathmines and encouraging mixed use development at key opportunity sites which include residential development will provide for the consolidation of the urban core of Rathmines and allow for an increase in new residents in the area. These new residents will in turn support local shops and services, particularly where these are within easy walking distance, and contribute towards the development of a sustainable community in the area.
However, Rathmines must also endeavour to attract shoppers from outside its traditional catchment area and build its profile as a shopping destination. Successfully marketing Rathmines should be a key focus for the business community in the area: promoting the distinctive retail offer and shopping experience which the town can offer. In this regard, highlighting Rathmines’ links to surrounding areas is important: its walkability from the city centre and from Ranelagh and Harold’s Cross, and its location on a strategic route from the southern suburbs to the city centre.
Measures to further promote the accessibility of the Rathmines town centre are required. Rathmines already benefits from a large number of through bus routes, while Luas is located a short walking distance away at Ranelagh. Important commercial streets in the city centre, such as Camden Street and Grafton Street are also readily accessible. Publicising the transport links which serve Rathmines will allow for greater recognition of its accessibility to the wider city. Measures should also be considered to improve parking in the centre, while traffic management will help to encourage a more sympathetic pedestrian environment along Lower Rathmines Road. Particular consideration should also be given to the needs of the elderly and disabled/mobility impaired people in the context of the overall accessibility of the area.
Managing the town centre
Overall, Rathmines is considered an urban town centre with considerable potential and with significant opportunities for commercial expansion. Lower Rathmines Road already possesses many important qualities including its fine architecture, its human scale, an active and lively social scene and a well established retail and services sector. Rathmines should continue to build on these attributes in order to develop into an attractive and unique shopping environment.
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Flexibility for Commercial Terraces in the Town Centre
Measures to encourage an overall improvement in the quality of retail units in the town centre are considered important in order to deliver a more diverse and modern retail environment. In this regard, many of the small retail units which have developed in former front gardens along Lower Rathmines Road are considered to be good candidates for redevelopment. However, it is noted that in many cases these retail units will have lost their relationship to the houses and buildings to the rear over time. Careful consideration is required as how best to upgrade these premises while facilitating access to the rear and protecting the overall character of the original buildings, many of which are protected structures.
Planning Control Scheme
The City Council may consider that the introduction of a Planning Control Scheme in Rathmines may help to implement many of the policies of the Local Action Plan and serve to provide a clear planning framework for the further development of the area.
Public Domain Improvement Works
The recent improvements to the public domain along Lower Rathmines Road are welcome and have sought to rebalance the use of the street in favour of pedestrians. These improvements should be continued to encompass adjoining streets and provide for a unified and high quality streetscape for the town centre.
The development of a new civic space as part of the redevelopment of the swimming pool site will significantly improve the pedestrian environment and provide for a strong focus for the town centre. This should be complemented by active uses and regular community events to promote vitality in the centre.
Further attention should be paid to key pedestrian crossing points at Castlewood Avenue and the junction between Lower and Upper Rathmines Road and Rathgar Road to provide a greater balance between vehicles and pedestrians and to promote further accessibility within the retail centre.
Shop Front Design Guidelines
Design guidelines for shop frontages and upper floors of buildings should be prepared and advice given to property owners and retailers on urban design. This should include the promotion of a range of high quality styles, materials and finishes which contribute to aesthetically pleasing streetscape. Careful consideration of signage is required to protect signature buildings along the street and to reduce visual clutter. The retention of existing traditional shop fronts and timber sash windows in upper floors should be encouraged.
“The City Council should continue to enhance
and improve the public domain of the town
centre of Rathmines.”
“The City Council should seek to implement the
Council’s Design Guidelines for Shopfronts to
improve the quality and presentation of shops
in the core retail area.”
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Business Improvements District Schemes
A feasibility study regarding the development of a town centre management initiative for Rathmines involving local business owners should be considered. This may include the setting up of a town centre management committee or a local ‘BID’ or Business Improvement District.
BID schemes originated in Canada in 1971 and are now in operation in many cities and towns throughout the world. It is estimated that there are now more than 400 BID type schemes in operation in Canada and USA. European countries are also becoming involved in these schemes, including Austria, Belgium, Denmark, France, Holland and Portugal and the UK.
Research on the operation of such schemes in the US identified that they have significant positive impacts on the economic vitality and viability of cities and towns. BIDS provide a whole new impetus for businesses to work with their respective local authorities and local residents, allowing for innovation and acumen to benefit everyone in an area.
Recently a BID scheme has been put in place in Dublin City Centre and this will provide a template for schemes in other Prime Urban Centres.
The Local Government Act 2006 provides a statutory basis for the establishment of Business Improvement District Schemes within the functional areas of local authorities. In a Business Improvements District Scheme, a group of businesses are empowered, where a majority of those businesses agree, to raise a special contribution from all the businesses in the defined area to pay for the carrying out of complementary local services and improvements, within that defined area. The boundary of, and the range of local improvements to be carried out in the defined area of, a Business Improvements District Scheme are set out in a detailed business plan which is developed by the business community in association with the local authority.
It is anticipated that it will be entirely a matter for the business community to develop a BID and to decide on the level and type of works, services or projects that are desirable and the type of financial investment they will make. However, once the business community has determined that it wants a BID and achieves a positive plebiscite of all businesses in an area, the BID will be mandatory on all businesses in the BID. The ethos of BIDS is that it would provide services in an area that would add to, and not substitute for, those services already provided by the local authority. The BIDS approach will provide the opportunity to lever in private sector funding for the improvements and their subsequent management in addition to sources of local authority funding.
Financing Arrangements for Local Improvements
The City Council might consider the possibility of developing supplementary development contribution schemes for specific works which enable town centre management and environmental improvements which specifically enhance the vitality and quality of the centre of Rathmines.
“The City Council should consider measures to
encourage and promote the involvement of the
business community in developing
Rathmines.”
53
Rathm
ines Retail S
trategy
SUMMARY OF KEY RECOMMENDATIONS
∗ The City Council should seek to protect and enhanc e the vitality and viability of core retail area as the main shopping and leisure district
in Rathmines.
∗ The City Council should pursue the development of key opportunity sites within the core retail area.
∗ The City Council should prepare design guidelines t o provide for the amalgamation and upgrading of exi sting retail units in the core retail
area.
∗ The City Council should encourage a greater diversi ty and choice of retailing in Rathmines.
∗ The City Council should encourage the development a level of convenience and comparison retailing in R athmines appropriate to its
designation as a Prime Urban Centre .
∗ The City Council should continue to enhance and imp rove the public domain of the town centre of Rathm ines.
∗ The City Council should seek to implement the Counc il’s Design Guidelines for Shopfronts to improve th e quality and presentation of
shops in the core retail area.
∗ The City Council should consider measures to encour age and promote the involvement of the business com munity in developing
Rathmines.
