Streets Ahead Policy Paper 170513

7/30/2019 Streets Ahead Policy Paper 170513

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www.fannaail.ieC.b./fL../fy

maY

2013

a new vision or keeping

irisH towns alive

Streets

Ahead


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STREETS AHEAD -A NEW VISION FOR KEEPING IRISH TOWNS ALIVE

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Table of Contents

Executive Summary 02

Introduction 04

A new Commercial Rates System 07

New Parking Charges Structure 10

New Planning for Vibrant Towns 13

Keeping Main Street Busy 16

Abolishing Upward Only Rents 19

Creating Safe Towns 20

Conclusion 21


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Executive Summary

Irish towns face a series of fundamental challenges to their future. Rising vacancy rates,

expanding out of town shopping centres, changing shopping habits and crippling commercial

rates and rents are damaging businesses and destroying jobs. A vibrant town with strong

businesses, high employment and a dynamic cultural life forms the bedrock of vibrant

communities. Fianna Fil proposes a fresh, multifaceted approach to tackle these problems

and encourage greater numbers into our towns by making them lively social and economic

hubs for the entire community. These measures include:

Revamping the Commercial Rates System,

Making the Commercial Rates system work for town centre businesses. Placing a

surcharge on out of town centres to re-balance the system toward small and town

centre retailers.

Changing the Parking charges structure

Creating a flexible parking charge system that encourages short term stays, rewards

return shoppers and removes disproportionate fines. A new parking charge system

must re-balance the advantage that out of town centres currently enjoy without

penalising shoppers.

New Urban Design, Strong Public Transport Links and Building Usage Strategy

Empty Shops Initiative

Renewed emphasis on building use flexibility and reformed urban design frameworks

that utilise the architectural framework of Irish towns. Creating strong public transport

links for ease of access. Encouraging diverse use of empty units by start-ups and

community groups.

Changes Planning Laws to encourage Town centre development

Reforming the Retail Planning Guidelines and national hierarchy of plans to limit large

scale out of town developments in the future with special planning permission only sign

offs in order to foster and prioritise town centre developments.

Town Teams Leadership

Creating town teams to take real ownership of revitalising individual towns, drawing on

business, state bodies, political, Garda and community expertise.


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New cultural initiatives to keep main streets busy

Creating a national Market Day to encourage start-ups, establishing local theatre and

music festivals to invite greater footfall on town streets and an emphasis on bringing a

greater number of people into towns. This will give towns a real civic and social focus.

Abolish Upward Only Rent Reviews

Alleviating the burden of crippling rents on struggling businesses by abolishing upward

only rents.

Purple Flag Anti-Social Behaviour Strategy

Engaging in the Purple Flag project to create safe, clean streets, ensuring that towns

are inviting family friendly areas at all times.

New Community Engagement and Planning Strategy for towns

Giving communities a real voice in shaping the future of their towns from the urban

grain and architecture in to where future developments should take place.

Expanded Use of Business Improvement Districts and new financial tools for

Local Authorities to invest in urban renewal

Using Town Teams to expand BIDs and create fresh financial opportunities for Local

Authorities and Businesses to invest in new urban projects such as Tax Increment

Financing and Community Investment Funds.

This multi-faceted approach across enterprise, urban planning, culture, justice and

community engagement is a fresh plan to tackle the on the ground problems faced by Irish

towns. Taking bold imaginative action to promote businesses, encourage footfall on the

streets and a lively participation of the whole community in the life of the urban centre will

help ensure that Irish towns remain appealing places for people to live, work and play.


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Introduction

Irish towns face a fundamental challenge to their long term survival. This policy paper sets

outs the case for a fresh, holistic approach in tackling the rising vacancy rates, crippling

commercial rate levels, anti-social behaviour and unemployment issues that are scarring

towns the length and breadth of Ireland. The vitality and viability of Irish towns is at stake.

This paper puts forward a series of positive cross sector policy measures to be adapted

across both local and national level in rising to the pressing

challenges that towns are faced with today. Instead of a

bureaucratic silo driven approach, it offers up a broader

strategy that reflects the on the ground reality of the

problems confronting Irish towns. At its heart is an

emphasis on making towns hubs of strong businesses and

local employment.

Towns have always been the focal points of communities,

serving not just their own residents but also the wider rural

hinterland surrounding them. Smaller towns and villages

serve their rural areas by providing a range of facilities and services, ranging from the

economic to the educational and the social.

The rich traditions of town life stretching back over

centuries from farmers marts to a vibrant social life are an

integral part of the fabric of society. Towns continue to play

a pivotal economic role in Ireland providing local

entrepreneurs with a place to set up businesses and

provide local jobs in both direct and indirect employment. A

lively town centre is both a commercial, social and cultural

space with vibrant local businesses at their very heart.

Strong local businesses create employment, invest in the

civic amenities of the town, provide revenue for local

authorities and sponsor local community groups. Without

them towns will die on their feet.

Broader demographic changes mean that towns are growing in importance. Over the

decades Irish society has been transformed from a predominantly rural country into an urban

Towns havealways been thefocal points ofcommunities

serving not just

their own residentsbut also the wider

rural hinterlandsurrounding

them.

Strong localbusinesses create

employment,invest in the civicamenities of the

town, providerevenue for localauthorities andsponsor local

communitygroups.


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A new Commercial Rates System

Government should consider whether business rates can better support small

businesses and independent retailers

Local authorities should use new discretionary powers to give business rate

concessions to new local businesses

Make commercial rates work for business by revamping the Commercial rates

system with a strong self evaluation program to accelerate the re-valuation of

property to reflect the real on the ground value of commercial properties

Introduce an inability to pay clause in the commercial rates system to give

breathing space to struggling businesses

Delete the subsequent occupier clause and apply that retrospectively in order to

encourage greater take up of vacant spaces

Commercial Rates Surcharge on Out of Town Shopping Centres

Commercial rates are a major burden on struggling businesses

throughout the country. Retailers in towns are being burdened

with financing local government to an unsustainable level withLocal Authorities deriving 28% of their finance from commercial

rates. For entrepreneurs hoping to set up new businesses or

existing retailers fighting to keep their heads above the water the

commercial rates system can be the straw that breaks the

camels back and render their efforts financially impossible. It is

imperative that the government and local authorities work

together to establish a revamped system that creates breathing

space for retailers in financial difficulty, incentivises new

businesses to set up in towns and forms a sustainable base for

Local Authority finances. Rates should also reflect the need to

attract businesses away from the environmentally and socially

unsustainable out of town shopping centre model.

A blend of national legislative reforms and local measures will help establish a new

framework of commercial rates that will help businesses survive and flourish in Irish towns.

establish arevamped system

that createsbreathing spacefor companies infinancial difficultyand incentivisesnew businesses

to set up intowns.


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Local authorities should use new discretionary powers to give business

rate concessions to new local businesses.

Introducing flexibility for Local Authorities to use discretion in

reducing or delaying commercial rate charges against new

businesses is a vital power that will enable towns to attract

fledging businesses, new ideas and foster a greater sense of

entrepreneurism across the country. As old business models

change in the age of internet shopping, fostering new

enterprises to fit new demands will be increasingly important in

keeping the main streets of Irish towns alive with commerce.

For example in the UK, Councils have the power to exempt

struggling businesses from paying rates and rural businesses

have a 50% mandatory exemption on rates. EmpoweringLocal Authorities to alleviate the burden of rates in specific key

sites in towns and for new businesses will serve as an

incentive for innovative retailers to set up shop and create local jobs.

Introduce an inability to pay clause in the commercial rates system to

give breathing space to struggling businesses.

A specific inability to pay clause should be introduced via an

amendment to the Valuation Act. This clause, which is standard

in valuation procedures in the UK, is a key measure to help

alleviate pressure on struggling businesses. It is a central

demand of the Irish Employers for Affordable Rates (IEAR)

group and their vision for a reformed Rate Valuation process in

Ireland. Putting in place provisions and specific criteria to ensure

that eligible businesses benefit from a reprieve in making

potentially onerous rate payments will help save struggling

retailers.

EmpoweringLocal Authorities

to alleviate theburden of rates inspecific key sitesin towns and fornew businesseswill serve as an

incentive forinnovative

retailers to set up

shop and createlocal obs.

Putting in placeprovisions and

specific criteria toensure that eligiblebusinesses benefitfrom a reprieve inmaking potentially

onerous rate

payments will helpsave strugglingretailers.


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Make Commercial rates work for business by revamping the Commercial

rates system with a strong self evaluation program.

Self-Assessment is the fastest method to speed up the

Valuation process. However the government Valuation

amendment bill fails to make it the standard procedure for

valuation. The excruciatingly slow progress of the re-valuation

process undertaken by the Valuation Office makes this a crucial

task in addressing the problems besetting the Commercial

Rates system. Fianna Fil has introduced legislation to create

a legal basis for self-assessment to be introduced across the

country. Effective self-assessment will speed up the process

and help businesses that bear a disproportionate burden of

local government finance.

Delete the subsequent occupier clause and apply that retrospectively in

order to encourage greater take up of vacant spaces.

The subsequent occupier clause is a further inhibitor to business.

This clause means that a business moving into a property where

rates are unpaid (such as in a previous occupier bankruptcy) must

take on the unpaid rates. This is acting as a barrier to businesses

moving into vacant premises and revitalising derelict retail space

on main streets across Irish towns. Removing this clause will

ensure that new businesses are not unfairly deterred from setting

up in an unused space. Furthermore the efficient utilisation of

space will help reduce rent levels, remove unsightly abandoned

shop fronts along streetscapes and help create greater footfall and

vibrancy in town centres.

Effectiveself-assessmentwill speed up the

process and helpbusinesses that

bear adisproportionateburden of local

governmentfinance.

.the efficientutilisation of spacewill help reduce

rent levels, removeunsightly

abandoned shopfronts along

streetscapes andhelp create greater

footfall.


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Commercial Rates Surcharge onOut of Town Shopping Centres

In order to balance out the financial costs of incentivising

new business with a rate relief a special commercial rates

surcharge will be levied on out of town centre shopping

centres. This surcharge will also encourage businesses to

locate in environmentally and socially sustainable town

centres rather than drive to only out of town facilities. The

additional charge will reflect the parking advantages

enjoyed by out of town centre developments. A similar

charge has been implemented in Northern Ireland from

April 2012 with the introduction of the so called Robin

Hood tax at a 15% rate which is expected to yield 5m per

annum.

Creating a rates system that balances the books, reflects the overall costs of out of town

centres and fosters an emphasis on bringing business and customers into towns is a vital

part of any meaningful effort to revitalise Irish towns.

.a rates systemthat balances the

books, reflects theoverall costs of out

of town centresand fosters anemphasis on

bringing businessand customers

into towns


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New Parking Charges Structure

Review of Parking Fee structure in Out of Town Centre Developments

New graded parking fee structure and payment methods

Special Parking offers to encourage town centre visits

Parking Cost League

One of the major issues undermining the vitality and

viability of Irish towns is the burden of hefty parking

charges on town centres in contrast to their cheap or

free alternatives in out of town shopping centres. The

additional costs of parking, wide variations between

local authorities, expensive fees imposed for

overstaying allotted times and the dreaded prospect of

clamping have all combined to deter people from

shopping in towns. Local Authorities have grown

accustomed to using parking charges solely as revenue

raising mechanism rather than viewing them as an

impediment to business. In effect parking charges are

an additional cost to customers, penalising them for

shopping in towns.

Any parking charge structure should be equitable across

all shopping locations rather than penalising town centre

shoppers, form a sustainable source of revenue for local

authorities that can be re-invested in the towns in

question and be used as an incentive to attract people

back into urban centres. The current parking charge

system acts as a burden on cash strapped customers

with a knock on effect on the businesses who rely on

them.

The additional costsof parking, wide

variations between

local authorities,expensive fees

imposed foroverstaying allotted

times and thedreaded prospect of

clamping have allcombined to deter

people from

shopping in towns.

The current parkingcharge system actsas a burden on cash

strapped customerswith a knock on effect

on the businesseswho rely on them.


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New graded parking fee structure and paymentmethods

The current system of the standard rate per hour and need for coins is an on-going

inconvenience for customers that discourages short term visits to towns.

A graded parking fee structure would involve lower costs for shorter

stays with the price escalating for longer stays to deter commuter

parking. As part of making trips into town more convenient and cheaper

broadening the payment methods available for parking charges should

encompass internet payments and debit card payment methods. The

penalty system imposed for over staying should also be implemented

on a grading system basis. Minimum fees should be imposed in the

case of brief overstays with costs rising as the length of time involved

extends.

Essentially, the focus should be on taking the hassle out of a quick shopping trip into town.

Special Parking offers to encourage town centre visits

Flexibility and incentives to attract people back into towns must be

at the heart of Local Authorities parking strategies.

Special weekend festivals or late night shopping offers should be

accompanied with complementing breaks in parking charges. A

frequent user reduced rate or day breaks from charges will help

encourage greater usage. These reduced payments for frequent

weekly visits should also be integrated into pricing structures.

Innovation and flexibility in parking charges with local initiatives

such as Free Fridays etc should be used by the local authority to

draw additional customers into towns.

Essentiallythe focus

should be ontaking the

hassle out ofquick

shopping trip

into town.

Flexibility andincentives toattract people

back into townsmust be at theheart of LocalAuthorities

parkingstrategies.


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Parking Cost League

The wide variety of charges across towns is not simply

linked to the differing costs in the provision of parking

spaces. Various local authorities apply a wide disparity of

charges on customers for parking.

A national parking league showing the differing costs of

parking fees in each town would bring greater transparency

to the system and encourage greater efficiency between

various authorities and towns. Voters could use this

information to lobby their representatives to reduce onerous

rates while businesses could utilise the information to press

for greater services on the basis of higher parking costs.

The presence of a clear league centralised on the Department of Environments website

would encourage greater efficiencies in local authorities when they set out pricing structure

and help bolster best practise transfer between the bodies.

Revision of Parking Fee Structure in Out of Town Centre Developments

Out of town Shopping Centres enjoy a significant competitive advantage over their town

centre counterparts due to lower or generally free parking costs. These drive to only

shopping centres are car reliant which is essentially incompatible with Irelands global

warming agenda and sustainable transport objectives. This lower cost baseline attracts

customers away from town centres with a direct impact

upon the footfall in towns and the customer pool of town

based retailers and other businesses.

Legislation should be considered for levying a parking fee

on existing out of town centre parking facilities. Any

changes however must not impact directly upon shoppers.

The parking advantage enjoyed by out of town centre

developments should be integrated into the calculation of

development levies on future out of town centre retail

projects.

A nationalparking league

showing thediffering costs ofparking fees ineach town would

bring greatertransparency tothe system and

encourage greaterefficiency.

Legislationshould be

considered forlevying a parking

fee on existingout of town

centre parkingfacilities. Any

changes howevermust not impact

directly uponhard pressedsho ers.


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New Planning for Vibrant Towns

Tighten out of town retail development planning procedures with special

permission clauses exceptional sign off

New Urban design plans to emphasise quality and location of parking facilities

New Urban Design Framework

Strong Public Transport Links


Central Community Role in Development Plans

Having a strong, suitable urban planning framework is vital to fostering investment,

facilitating sustainable development and creating inviting urban spaces. A design framework

that fully utilises the urban grain of Irish towns and building usage model that allows for

genuine flexibility and innovation in using space is crucial to establishing lively changing

towns. Out of Town Centres should be discouraged and the Retail Planning Guidelines

reviewed to emphasize the need to focus future development on town centres. Car Parking

facilities should be conveniently located to help encourage visits to the Town Centre. The

layout of towns should encompass enhanced cycling facilities and residential uses near the

centre to create environmentally sustainable living practises. Communities and businesses

should have a central role in shaping Town Development plans to ensure they reflect their

knowledge and vision for the future, thereby securing community buy-in to achieving the

plans objectives.


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Tighten out of town retail development planning procedures with special

permission clauses exceptional sign off

Linked with the surcharge rates on out of town shopping centres

the Retail Planning Guidelines should be revised to re-emphasize

the need to focus development on town centres. Re-enforcing the

sequential approach in planning frameworks in particular in

relation to the viability clause is key to revitalising neglected town

centres. Implementing stricter Retail Planning Guidelines, with

reduced floor space to curb out of town development.

Additional planning regulations reflecting the enhanced, revised

guidelines will help ensure that out of town developments are the

exceptions, requiring a special sign off by An Bord Pleanla.

New Urban design plans to emphasise quality and location of parking

facilities

A key attraction for people to visit towns is the urban fabric of the

area which blends historic buildings and new developments into

an engaging ambience. Developing adequate, well positionedaccessible parking spaces that lock into the existing framework

of the town is a vital part of opening urban spaces up to visits.

Urban design guidelines should place renewed focus on creating

ease of access parking spaces. Local Authorities should do an

audit of their existing parking infrastructure, its current state and

develop plans to maintain and advance them. The security of the

car parks should be an integral component of the audit and

future plans.

People should be able to access towns with ease and feel that their cars are safe and

secure when they park them.

Developingadequate, well

positionedaccessible

parking spacesthat lock intothe existing

framework ofthe town is avital part of

opening urbanspaces up to

visits.

revised

guidelines willhelp ensure that

out of towndevelopments are

the exception,requiring a

special sign offby An BordPleanla.


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New Urban Design Framework

The unique architectural heritage of Irish Towns streetscapes and shop fronts should be

emphasized and protected in future developments and refurbishments. New developments

should also recognise the dramatically changing nature of retail commerce where on-line

purchasing has replaced physical retail shopping in a number of areas. In the future shopspace may be increasingly used for measuring and assessing goods on display rather than

outright purchasing.

New designs should also be cognisant of greater flexibility of

use with building space being used for a multiplicity of

functions not simply retail space. Town Centre development

should focus on the sequential approach with greater

densities in town centre areas to enable substantial

developments projects unconstrained by overly burdensome

planning rules that do not reflect economic reality.

Strong Public Transport Links

Creating pedestrian friendly and easily accessible towns is

crucial to forming environmentally sustainable towns.

Creating expanded cycle paths throughout our towns road

network will help facilitate enhanced access. Public

transport links to towns through state subsidized

connections and rural transport links should be fully

protected to enable ease of access by residents in the

hinterland.

Future residential development should be focused in the

town centre area to allow ease of access into the area

through pedestrian and cycling links.

New designsshould also be

cognisant of greaterflexibility of use

with building space

being used for amultiplicity offunctions not simply

retail space.

Public transport linksto towns through state

subsidized connectionsand rural transport links

should be fullyprotected to enable ease

of access by residentsin the hinterland.


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The Empty Shops Initiative should be led by Town Teams

(see Keeping Main Street Busy) to ensure that units along

the main street of towns are effectively used. The Initiative

should earmark building space for new use to ensure that

vacant units do not continue to litter the townscape and

match them with new groups or businesses expressing an

interest in setting up. Town Teams should draw up a

publically available list of empty units in each town area.

Planning regulations on building space should be reduced to allow for greater flexibility in

usage. Demand for certain retail space may be permanently reduced due to the emergence

of on-line shopping as a serious competitor so planning rules should not reflect outdated

models and instead facilitate new, innovate usage.

Central Community Role in Development Plans

County Councils would designate Community Council Areas

throughout their local authority town areas replacing the old

town council structure. The Community Council structure

should reflect the natural community of an area with villages

and towns having a single community council for their area.

Votes on specific issues such as a Local Area Plan, which

would be drafted by the Council, would then be submitted to

a general vote open to the entire community. The

Community Council will also be consulted to provide a

submission upon any major planning permissions within its

area.

This structure would give a democratic avenue of engagement for the entire community to

play a central role in deciding the planning framework for the future of their communities.

The Community Council model takes the best elements of the old town council structure,

applies it fairly across the county and removes the expense. It draws on the deep well of

civic pride in Ireland and harnesses it to give local citizens a real voice in how their

community is shaped.

The Empty Shops

Initiative shouldearmark building

space for new useto ensure that

vacant units do notcontinue to litterthe townsca e.

The Community

Council modeltakes the best of

the old towncouncil structure,

applies it fairlyacross the

country andremoves theexpense.


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Keeping Main Street Busy

A lively, attractive and engaging main street is the very heart of a vibrant town. A distinctive

streetscape, attractive shop fronts, viable businesses and open accessible civic spaces

define the physical features of towns. However, the blight of rising vacancies, heavy burden

of planning regulation and inappropriate developments have scarred Irish towns and acted

as a deterrence to further businesses setting up and attracting shoppers. Our strategy for

transforming the current state of main streets throughout the country involves alleviating the

burden of undue regulation, updating urban design guidelines, re-imaging retail space use

and encouraging investments in urban renewal, transport links and civic spaces. Local

residents have to play a central role in shaping the future of their towns. Town Teams should

be charged with taking ownership of devising a plan to revamp

Create Town Teams to take ownership of Town Renewal Plans

Expanded Business Improvement Districts and new financial tools for

investment

Establish a national Market day to encourage business retail start-ups

Renewed emphasis on Cultural Events and activities

Re-Defining Landlord leases and responsibilities

A new role for NAMA and State Owned banks in their town centre properties

Town Teams should be established in every town and focus onmaking main streets accessible, attractive and

safe.

A town team drawing on political, community group,

business, Garda and government department

representatives should be established across all Irish towns.

These groups should be tasked with drafting a plan

encompassing a clear timeframe to revitalise town centres.

The Town Teamshould be charged

with a Red TapeAssessment of the

burden ofregulation facing

their towns.


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The Town Team should be charged with a Red Tape Assessment of the burden of regulation

facing their towns. Government should reflect the report of the teams and prioritise main

street deregulation in efforts on freeing up red tape and allowing businesses greater

flexibility in planning laws in utilising space.

Expanded Business Improvement Districts (BIDS) and new financial

tools for investment

Many Towns require substantial investment in their civic spaces and transportation to

breathe new life into them and attract businesses and residents. The BID model was

established in 2006 legislation and works on the principal that the majority of businesses

choose to establish a BID in their area. Each business then contributes to the common good

of the district in question.

Using BIDS and Town teams to engage the business community

creates opportunities for investments in urban renewal and

improvement projects. Community Infrastructure funds can be set up

to launch new projects such as investing in abandoned buildings or run

down public spaces. This allows Business to set up a voluntary fund

with a clear project in mind to invest in, co-ordinated by the Local

Authority.

More innovative revenue streams such as tax increment financing can be use into the future

for major projects such as transport links bringing in greater numbers to towns. These are

effectively bond issued by the LA to fund substantial infrastructural projects that will enhance

the future tax stream of an area such as a Train station etc.

Establish a new National Market Day where budding shopkeepers

can try their hand at operating a low-cost retail business.

This is a simple measure for the Department of Enterprise to spearhead nationally. Focusing

attention on national day where people can set up stalls across town in Ireland will give an

opportunity for enterprising people to make an effort at setting up a business. The day can

also be used to incentivise and publicise small start-up businesses in towns through the

country.

Businessescan play an

active role inrebuilding town

centres andimproving their

own revenuestreams.


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Renewed Emphasis on Cultural Events and Activities

Towns are important civic spaces and social hubs that provide a

forum for cultural events. Town Teams should fully utilise this

role by establishing theatre and street festivals that encourage

people into towns and build a distinct sense of place. National

events such as Open House nights should be built upon at a

local level with new twists and ideas suited to each locality. The

unique heritage of each area should be at the heart of an

engaging, cultural space.

Re-Defining landlords roles and responsibilities

Creating a flexible framework for leases to ensure that

agreements do not constrain future businesses and place an

onerous burden upon businesses is vital to fostering a vibrant

business atmosphere.

This should involve a contract of care between landlords and

their commercial tenants by supporting the use of flexible leasestructures especially for small businesses. The Town Teams

should assist in developing a clear leasing code that outlines

the responsibilities and duties of both parties in a town centre

location.

The Government and Local Authorities should explore further disincentives to prevent

landlords from leaving units vacant either through tax incentives or development levy and

commercial rate rebates where applicable.

NAMA & Banks

The large property portfolio absorbed by the National Asset Management Agency (NAMA)

and held by state owned banks renders them vital to achieving a viable solution to the

problems blighting Irish towns. Close Co-Operation between town teams, banks, NAMA and

local authorities should underpin new imaginative efforts to fully utilise vacant properties held

as NAMA or Bank assets.

National eventssuch as OpenHouse nights

should be builtupon at a local levelwith new twists andideas suited to each

locality.

This shouldinvolve a contract of

care betweenlandlords and theircommercial tenantsby supporting the

use of flexible leasestructures

especially for smallbusinesses.


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Use Business Improvement Districts, Town Teams and Local Authorities to work with NAMA

to ensure that Town Centre sites are developed as quickly as possible. Banks who own

empty property on the main street should either administer these assets to the benefit of the

towns or be required to sell them.

Local Authorities

Local authorities must be at the heart of future plans to

drive on the revitalisation of town centres. Aside from co-

ordinating efforts in Town Teams, financial incentives and

investments there are a number of immediate measures

that Local Authorities should take to address vacancy levels

and encourage greater footfall.

Local Authorities should make more proactive use of

Compulsory Purchase Order powers to encourage the

redevelopment of key main street retail space.

The government should empower local authorities to step in when landlords are negligent

with new Empty Shop Management Orders.

Introduce a public register of town centre landlords to ensure there is greater transparency

and knowledge available to stakeholders over ownership. This will help develop future plans

for vacant buildings.

The governmentshould empower

local authorities tostep in whenlandlords are

negligent with new

Empty ShopManagement

Orders.


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Abolishing Upward Only Rents

The government must live up to its pre-election and Program for Government

promises to abolish upward only rent reviews. Fianna Fil has published

legislation that tackles the problem of upward only rent which is crippling

businesses across the country.

Fianna Fil published the Landlord and Tenant (Business

Leases Rent Review) Bill 2012 which was put before the

Oireachtas in March 2012 and remains to receive government

support. Fianna Fil has sought and received legal advice on

banning clauses in business leases providing for upward only

rents in a way that is compatible with constitutional law.

These leases, most of which were negotiated in different

economic times, are strangling so many small and medium

sized businesses around the country. If we are serious about supporting the SME sector

and encouraging growth and job creation, we must free businesses from the strangle-hold of

exorbitant rents that no longer resemble market rates.

The Fianna Fil Bill recognises that upward only rent review clauses are a serious threat tothe survival of small businesses. It recognises that the protection and promotion of small

businesses is in the public interest to maintain jobs and the viability of the retail sector. It

recognises that leases with upward only rent review clauses were negotiated in a different

era. In these circumstances, the Fianna Fil legislation will overrule any provision in a lease

whereby rents can only be increased.

The absolute necessity for this legislation is evident in the latest 2013 Vision-net a credit risk

company report illustrating the danger of imminent collapse of up to a third of the retail

sector in Ireland. . The company stress-tested 5,600 retail firms across the country, and

found that 36% of them were showing signs of business failure. High profile collapses of

companys such as HMV and Blacktie heightens the need for urgent action on addressing

the underlying problems plaguing the retail sector.

The governmentmust live up to itspre-election and

Program forGovernment

promises to abolish

up ward only rentreviews.


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Creating Safe Towns

In order to attract greater levels of footfall on streets across Ireland and create open,

welcoming towns for all members of the community, problems with anti-social behaviour

have to be fully addressed. Providing monetary incentives for Local Authorities to compete to

receive awards for safety and act as an open forum for exchanging best practise in tackling

behavioural issues will help make towns safer.

Purple Flag Project across all Irish towns

Neighbourhood Watch Initiatives

Retained Garda Stations and on the ground Garda Presence.

Purple Flag Project

Similar to the Blue Flag given to outstanding clean beaches and

the Green Flag awarded to the most eco-friendly schools, the

Purple Flag is an accreditation scheme that honours excellence

in the appeal and management of a town or city centre area

between the hours of 5pm and 5am. The award is given by the

Town Management association.

The Purple Flag accreditation requires excellence in the area of

five criteria. The town centre that receives the award must score

highly in wellbeing (safety and cleanliness), movement (traffic flow and public transport),

broad appeal (appeal for people of all ages and interests), place (vitality and cultural

stimulation), and policy envelope (clear aim). The final criterion is the most important policy

and planning. A Purple Flag designated centre must have a clear sense of purpose and a

plan for continued success

The Purple Flag initiative has had significant success in the UK and on a pilot basis has

achieved initial success in Ireland. Dublin Citys Creative Quarter and Dame District

combined with Ennis, Co Clare as the first places in the Republic of Ireland to receive the

prestigious, international Purple Flag award.

Incentivising thespread of the

project across thecountry by

establishing areward pot that

will give afinancial boost tolocal authoritieswho receive the

award.


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Incentivising the spread of the project across the country by establishing a reward pot that

will give a financial boost to local authorities who receive the award. Private Businesses

should be leveraged to promote the project and provide additional financial incentives. A

national league similar to the tidy town model should also be established and operated by

the Department of the Environment.

Neighbourhood Watch Initiatives

Creating a new framework to help encourage

neighbourhood watch schemes (NWS0 is an innovative

measure to help tackle crime amongst all residential

areas including town centre dwellers. An active vigilant

NWS can help ensure that people face safe in their

homes and anti-social behaviour in residential areas is

curbed.

Establishing a national Neighbourhood watch co-ordination body would facilitate best

practise to be exchanged and shared with new ideas and communication methods capable

of being tested in different environments. A national co-ordination body boards should

encompass civil service and Gardai buy into the project.

Support by Community Garda and ease of access to basic resources is vital to the effective

on the ground functioning of the NWS. Enhanced training for volunteers and IT facilities for

information and communications assistance can be provided by engaged Community

Garda. Funding should be channelled for major projects through the national body.

Garda Presence

Having a visible on the ground Garda Presence is a basic

service of the state. The recent closure of 140 Garda stations

in towns across Ireland and the whittling away of the force to

potentially below 13,000 jeopardises the safety of ordinary

citizens across the country.

The closure of Garda buildings and removal of the re-assuring

blue light on the local station represented a real blow to the

communities they served. The ties between communities and

the people who protect them are a crucial part of tackling

Establishing anational

Neighbourhoodwatch co-ordinationbody would facilitatebest practise to be

exchanged andshared.

are the physicalpillar of theGardai in thecommunity.

These stationsare inextricably

linked to theareas they serveand to the peoplethey were built to

protect.


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crime and the roots of crime. Strong relationships with localities and the knowledge that

comes with that are the essence of good policing. Communities should know the local

Garda on the beat, based in the local station and appreciate the security that they represent.

Local Garda stations are an essential part of this process; they are the physical pillar of the

Garda in the community. These stations are inextricably linked to the areas they serve andto the people they were built to protect.

Threats to further erode Garda numbers to dangerous lows of fewer than 13,000 as the

government whittles away the wage base will further undermine the capability of the force to

keep communities and towns safe.

It is imperative that in keeping towns safe and attractive to people that Garda stations are

kept open and Garda numbers retained.


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Conclusion

Irish Towns stands at a cross roads. They need clear decisive leadership and innovative

ideas to tackle the escalating problems of vacancy rates and failed businesses. The shock

closures of Blacktie and HMV underline the need for decisive action. In this document

Fianna Fil proposes innovative action across several areas to help stop the rot and

revitalise towns across Ireland.

Revamping the Commercial Rates System

Changing the Parking charges structure

New Urban Design, Strong Public Transport Links and Building Usage StrategyEmpty Shops Initiative

Changed Planning Laws to encourage Town Centre Developments

New cultural initiative to keep main streets busy

Abolished Upward Only Rent Reviews

Purple Flag Anti-Social Behaviour Strategy

New Community Engagement and Planning Strategy for towns

Expanded Use of Business Improvement Districts and New financial tools for

Local Authorities to invest in urban renewal

The time for action by the government is now before its too late to save the vitality of Irish

towns, the thousands of jobs located in them and the communities they serve.


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Barry Cowen TDspokesperson on environment

and local government

Constituency Ofce,p s, tu, c. oy.057 932 1976v057 932 1910Dil ireann,l Hu, k s, dub 2.lc: 1890 337 889*uy@.

Documents

Streets Ahead Policy Paper 170513