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A Presentation to the Irish Planning Institute National Planning Conference, Planning for a Smarter Ireland (16th April, 2010)
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Irish Planning Institute National Planning Conference 2010
Planning for a Smarter Ireland
The Future of Town Centres
Town Centre Management Strategies
Richard Hamilton
Tullamore Court Hotel 16th April, 2010
Image of shopping centre
Image of suburb
Image of business park
• Total net sales space of new centres opened 2005-2006. = 230,000 sq.m.
• 10% of then total market spend in Ireland. (approx. €24.75bn ).
• approx. 395,000 sq m gross of additional retail space of Larger developments
• The full retail development pipeline (assuming 100% completion) would represent a 23% addition to the current stock (GDA).
• Unbuilt grants equates to 17% of existing total convenience stock & 26% comparison
• Equivalent to 12 Dundrum Town Centres.- Retail Planning Guidelines for the GDA (4.9)
Image of vacancy on main street
retail vacancy
Dublin: 20.67%
Limerick: <25%
Cork: 17.3% - 18.5%
Galway : 13.6% to 14.3%
-Experian, September, 2009 reported in (www.businessandleadership.com)
National 14.1%
UK 12.5%
Northern Ireland 13.9%
UK- 20% high-street shops in Kent, the Midlands and the North East
- British Property Federation
Without downward movement in rent.......the industry will move from a “full serve” model to a “self-serve” model, and a further 40,000 jobs will be lost (additional to the 35,000 lost in 2009).
Retail Excellence Ireland (March 2010)
Growth in town
diffuses to suburbs
Segregated use & car based mobility
established
Out-of-town shopping permitted
Expenditure in Town Centre
declines
Footfall decline
Loss of Confidence
Vacant Properti
es
Tenant Mix
Suffers
Tenants move to out-of town
location
Town Centre looses diversity & attractiveness
Investment
Suspended
the vicious circle
The reality is.......that most shoppers, especially families, do not have the luxury of daily shopping (as in other parts of Europe) and will do one or two big shopping trips per week, necessitating the use of private transport
-Retail Planning Guidelines for the GDA (4.41)
who cares?
Many of the older inner-suburban centres, ...... now no longer have competitive tenant mixes, suitable shop sizes and attractive shopping environments. These centres need to be revitalised, extended and in some instances, re-invented.
Retail Planning Guidelines for GDA (4.38)
The Dalkey Dilemma
What does the rate payer get for their money?
Policy based response has not worked, is inadequate and too passive to address the crisis:
Town centres require management that is:
• full-time
• pro-active
• knowledgeable
• autonomous
Action –
to function effectively as a viable commercial centre things need to happen...........
- Retail Planning Guidelines 2005, Annex 2, Assessing the Vitality and Viability of Town Centres
there should be co-ordinated town centre management initiatives to promote the continued improvement of the centre.
- Retail Planning Guidelines 2005, Annex 2, Assessing the Vitality and Viability of Town Centres
Town Centre Management - Approaches Town Clerk/Town Centre Manager/Engineer
Architect
Town Centre Partnership
LDV – Local Development Vehicle
LDAV - Local Development Asset Vehicle
Mutual Companies
Property Management - Landlord
BID – Business Improvement District
The Virtuous CircleTown Centre Management
Company/BID
Revenue established
Programmes & Initiatives
Stable, long-term
commitment
Initial Action
Marketing/PR
Optimism
Key Initiative Progress
Investor Confidence
REASONS TO BE HOPEFUL?
• the physical heart of society
• a community’s roots of identity, memory and belonging
• distinctiveness
• not just our heritage, its also our future.
• permanence and history of the buildings and streets embodies civic pride, pluralism, diversity and inclusivity.
• where we meet as a society
What does a town centre mean to you?
aspiration
resilient
low-cost
adaption
opportunist
Incremental change
Diversity of ownership
flexibility
Tenure units
use
quality
independent
diversity
BID areas of service delivery
1.Marketing
2. Cleaning & maintenance
3. Capital Improvement
4. Security5. Economic Development
6. Policy Advocacy
7. Community Development
Access and Movement
• Accessibility – Legibility– Traffic Congestion– Soft Modes of Transport– Public Transport
• Car Parking– Location & Quantum– Pricing structure & Enforcement
• Pedestrian Movement Analysis
Hardware • Quality of Building Stock
– Internal– External – Façade & Signage
• Quality of Built Environment– Pavements (width, quality)– Lighting– Street Furniture– Trees and Soft Landscape
• Maintenance and Tidiness– Cleaning strategies– Refuse collection
Software
• Quality of Shopping – Shopping Mix – Anchoring– Shopping+
• Quality of additional services– Legal– Medical– Banking– Insurance, etc
• Culture and Third Space Uses
• Environmental Quality
BIDs are an innovation intended to improve the conditions of city places by taking care of the small things that make up the larger picture
- Jerry Mitchell (2008) Business Improvement Districts and the Shape of American Cities
BID numbers:
US: Approx. 500 – 1,000
New York – 57LA - 32Milwakee - 19San Diego - 12
UK: 68
London: 17
Total: £9.9mMax: £2,472,000 Min: £40,000Leveraging Ratio: 1:.094
Small BID: $20K – $250k
Times Square $6m
Examples of town centre management bid initiativesInHolborn BID
Heart of London BID ((Westminister)
“A downtown is a living thing and it needs effort to survive. Considering the competition from the malls, I don’t think a town can live today without a BID”
John Bowers, Real Estate Broker, Red Bank, New Jersey, Business Improvement Districts, p.130
What community ever screwed up by providing too much quality of life?
What Makes a City Entrepreneurial? Edward L. Glaeser (Harvard University) and William R. Kerr (Harvard Business School) Rappaport Institute/Taubman Center Policy Briefs