DUBLIN CITY CENTRE Developing the Retail Core
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DUBLIN CITY CENTRE Developing the Retail Core
Transcript of DUBLIN CITY CENTRE Developing the Retail Core
DUBLIN CITY CENTREDeveloping the Retail Core
8.0 Implementation and Phasing pg.19
1.0 Introduction pg.1
Contents
2.0 Planning Policy pg.2
3.0 Retail Performance pg.3
4.0 Urban Structure and Fabric pg.4
5.0 Transport/Movement Analysis pg.8
6.0 The Way Forward pg.10
7.0 Response Strategies pg.11
1.0 Introduction
Recent Growth of Dublin
New Challenges
Dublin's city centre has been radically transformed by adecade of intense renewal and regeneration. This period ofsustained growth has prompted a resurgence in inner cityliving, the development of a larger and more prosperousworkforce and the emergence of new and vibrantcommercial and cultural sectors such as the InternationalFinancial Services Centre and Temple Bar.
Boosted by the greater levels of economic prosperity andincreases in spending power, Dublin City Centre hascontinued to develop and enhance its position as thepremier shopping destination in the region and state.
The arrival of the Luas Light Rail has further demonstratedthat the city centre is a strong magnet resulting insignificant increases in the number of pedestrians in boththe Henry Street and Grafton Street areas. The completionof other projects including the Spire of Dublin, theO'Connell Street Plaza and the Liffey Boardwalk have alsocaught the public's imagination. The delivery of the nextwave of proposed initiatives such as the Markets FoodQuarter and the Parnell Square Cultural Quarter will furtherenhance the city's diversity and richness.
However, this last decade has also seen the emergence ofnew challenges in the form of external competition from themajor out of town centres that have accompanied thedevelopment of the M50 and from the expanding regionalcentres.
There is also concern that the retail sector has failed to fullycapitalise on the city centre's specific strengths to offer aricher and ultimately more satisfying shopping and leisureexperience. A buoyant tourist industry, an expanding artsand cultural scene and an explosion in the leisuresector(reflected in the significant increase in the numberof eating and drinking establishments) all present greatopportunities to build a strong and vibrant retail sector.
1.0 Introduction
Opportunity to Create World Class Shopping
In the context of a renewed and expanded city centre,Dublin City Council recognises that this is an opportunetime for Dublin to address these challenges and toreposition itself as a world class shopping destination,supported and nourished by a rich diversity of leisure andcultural uses. In order to achieve this goal, the City Centrewill have to offer more to the visitor to compete effectivelywith both home grown and overseas competition. It willhave to build on its existing retail offer to provide greaterchoice and diversity, including mainstream, specialist andalternative shopping experiences, as well as a wide rangeof complementary uses.
City Centre Retail Framework
The Study Area
This Plan sets out the City Council's strategy for thedevelopment and promotion of Dublin City Centre as theprimary shopping, leisure and cultural destination in thestate. It provides planning and urban design guidance, aswell as a series of radical interventions for the areas in,connecting and adjoining Henry Street and Grafton Street.
The focus of the Framework Plan is on the main shoppingquarter of Dublin, consolidated around Grafton Street andHenry Street in the heart of the city. The Plan alsoconcentrates on the key pedestrian connections betweenthe two areas including the main civic spine of O'ConnellSt/Westmoreland Street, the established pedestrianroutes through Temple Bar and the Ha'penny Bridge andMillenium Bridge, and Parliament Stree/Capel Street viaGrattan Bridge .
Dublin City
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Study Area
Henry St.
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“This is an opportune time for Dublin City Centre to
reposition itself as a world class shopping destination”
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2.0 Planning Policy
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Dublin City Development Plan 2005-2011
Legible Dublin Study
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The Dublin City Development Plan 2005-2011,acknowledges the central role of retailing in the economic,social and physical life of the city and state. The followingpolicies specifically support city centre retailing;
ie:Category 1 and Category 2 (see appendix 1)
A recent study carried out by Dublin City Council -- outlines a strategic framework of routes to
connect the city's main structuring elements i.e.activities/destinations, principal streets, key spaces, pointsof arrival and departure and major landmarks.This framework is underpinned by three key themes;
These three themes have informed the development ofthe spatial framework which is made up, at the strategiclevel, of several key elements; an expanded civicthoroughfare, key pedestrian routes and public spacesincluding the River Liffey routes. The development ofthese elements will have a positive impact on the CityCentre Retail Core; creating a more pedestrian friendlyenvironment, improving linkages between the two primeshopping areas as well as to the city's other majorcommercial, cultural and institutional sectors .
Policy S3
Policy S10
Policy S11
'Legible
Dublin'
to maintain and reinforce the dominantposition of the central shopping core as the premiershopping area in the State.
to control the provision of non-retail uses at
ground floor level on the principal shopping streets,
where large-scale redevelopment is plannedfor Category 1 or 2 shopping streets…, the traditionalarrangement of small-scale and or specialist retail unitswith individual frontage and access onto the street shouldbe respected and maintained.
Policies on the enhancement of the public domain,promotion of good shop front design and accessibility arealso contained in the Development Plan
Introduction
Retail Planning Strategy for the Greater
Dublin Area.
Regional Planning Guidelines,
Greater Dublin Area 2004-2016
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A number of important policy documents, at regional andcity level underpin this Plan for the development of thecentral area, including retail provision. These are;
The Retail Planning Strategy, published in 2001,acknowledges the regional importance of Dublin CityCentre as an attractor to retail providers and consumers fora wide and extensive array of goods. The Strategyrecognises the dominant role of the Central Shopping Areaand proposes to protect this role as the preferred locationfor comparison goods, especially higher order comparisongoods. It’s projects a demand for additional retailfloorspace to 2011, of between 56,000 and 88,000 sq.Metres, which is almost exclusively comparison retailfloorspace.
The working papers for the Retail Planning Guidelinesidentified a dearth of development opportunities in DublinCity Centre for the larger multiples with a typical floor areaof between 550-1,850 sq. metres.
The Regional Planning Guidelines for the Greater DublinArea, July 2004, provide a long-term planning frameworkfor the development of the Greater Dublin Area (DublinCity, Dun Laoghaire-Rathdown, South Dublin, Fingal,Kildare, Meath and Wicklow). A key element of theGuidelines is a concentration of future development in theMetropolitan Area, especially Dublin City and theMet ropo l i tan Conso l ida ted Towns (Swords ,Blanchardstown, Lucan, Clondalkin, Tallaght, DunLaoghaire, Dundrum and Bray).In relation to Dublin City Centre, the strategic policies forthe Metropolitan Area include:
Strengthen the provision of retail in Dublin City Centre asmuch as possible, focusing on speciality and higher ordercomparison sectors, and;
Develop the cultural role of Dublin City Centre includingthe literary, artistic and theatrical fields.
2.0 Planning Policy
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CATEGORY 1 ....................CATEGORY 2 ....................NEW BRIDGES .................
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Dublin City
“......to maintain and reinforce the central shopping core as
the premier shopping area in the State”
The walkable city - creating a pedestrian friendly andextended city centre.The reclaimed city - creating a public domain ofinternational standingThe connected city - creating a way finding andinformation system
3.0 Retail Performance
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“Dublin City Centre aspires to the same high standards set by
our international competitors”
� Market Share
In terms of market share, Dublin City Centre represents45% of the comparison retail offer in the Dublin Area. Thisis a significant change from 1990, when the city faced onlylimited competition from The Square in Tallaght. In spite ofthis major growth in the Greater Dublin Area, the city centrestill provides the largest retail offer in the state.Nevertheless, as suburban and regional towns andshopping centres continue to expand, there is a genuineconcern that this is not being matched by a correspondinggrowth in the city centre.
In order for the city centre to compete effectively, it mustincrease it’s range of offer. This will require thereinvigoration and expansion of the two prime shoppingareas as well as the reinforcement of linkages across thecity, to ensure that the city centre provides a combinedretail offer that surpasses any other shopping proposal.
Dublin City's Performance as a Retail Destination
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Visitor Numbers
Customer Profile
Dublin City Centre is the prime retail destination in thecountry. In spite of increased competition, it hasmaintained its position at the top of the Irish retailhierarchy, dominating in terms of size of retail offer.
In preparation for this Plan an analysis of the city centre'sperformance as a retail destination was undertaken,together with its performance relative to competinglocations and developments. The main findings aresummarized as follows:
Each week, nearly 900,000 people visit the city centre forshopping and leisure purposes, with 635,000 peoplevisiting Henry Street and 620,000 visiting Grafton Street.These figures are anticipated to grow further with theongoing implementation of planned improvements topublic transportation.
The city centre is particularly attractive to youngercustomers who are frequent shoppers, with nearly 75% ofall customers aged between 16 and 44. However, this mayalso suggest that families and older customers areshopping in the suburbs where they can avail of the carparking and family friendly facilities offered by thesuburban shopping centers. A key challenge of the Planwill be to increase the overall volume of shoppers comingto the city, including families and older customers whohave drifted to the suburban centers.
Tourists and visitors are also bringing many benefits to thecity centre, arriving in increasing numbers and contributingupwards of half a billion a year to the retail trade alone.However, the number of tourists and visitors coming to thecity indicate that there is significant potential to 'grow' thisfigure upwards, further boosting the city centre as animportant shopping destination.
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� International Competitiveness
The economic development and extent of physicalregeneration that has taken place in Dublin over the lasttwo decades has placed the city firmly on the list of majortourist destinations, competing with the likes of London,Paris and Rome.
To sustain its competitive position, Dublin needs tocontinue to focus on all aspects of quality in relation to thevisitor offer, and keep abreast of developments in othercities. Other countries have developed a range ofsuccessful initiatives to promote their city centres and themany economic and cultural activities sectors theysupport. Innovative examples from Toronto and Sydneyand, closer to home, cities like Glasgow, Birmingham andManchester, reveal a number of shared elements;
Dublin City Centre aspires to the same high standards setby our international competitors. However, in meetingthese standards, the focus should be on the developmentof a uniquely Dublin experience, building on the existingstrong local character as reflected in our network of streetsand public spaces, architecture and specific mix andjuxtaposition of uses.
3.0 Retail PerformanceDublin City
DublinCity
Centre
DundrumNorthCity
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SouthCity
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Tallaght LiffeyValley
Blanchardstown
RETAILING LEAGUETABLE
200,000
180,000
160,000
140,000
120,000
100,000
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20,000
1. Pedstrianised shopping street - Glasgow 2. Pedestrian shopping boulevards - Barcelona
A vibrant mixed-use culture, juxtaposing a widediversity of economic and cultural uses combined with astrong residential content to make for a lively city centre.Easy access to and within the city centre for publictransport, private cars, cycling and pedestrians.High quality and pedestrian friendly public spaces -including streets and public spaces.Excellence in urban design and architecture.Innovative relationships (public/private) betweenstakeholder groups to address issues in a proactivemanner and to fund the promotion and marketing ofthe city.
4.0 Urban Structure and Fabric
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4.2 Urban Fabric/Buildings
Grafton St Area
The street network on the south side of the city is older andhence more organic in form, following an earlier medievalpattern. This has resulted in a narrower, more irregular andmore intensive network of streets.
Block sizes and plot widths are smaller than on the northside and there have been fewer large-scale interventions.St Stephen Green Shopping Centre, at the junction of TheGreen and Grafton St, is the only purpose built shoppingcentre on the south side of the city centre.
The urban fabric of the retail core is relatively intact andreflects a considerable variety of architectural character,style and quality, reflecting the various historic periods ofchange and renewal.
The most significant cluster of earlier Georgian buildings ison South William Street. The buildings were originallydesigned as three-storey over basement town houses withraised ground levels. Despite years of inappropriate andinsensitive uses, the architectural integrity of many ofthese buildings remains intact and a significant number areon the Register of Protected Structures.
Much of the city's retail building stock dates from theVictorian era, and comprises, in the main, individual four-storey, narrow fronted buildings with tall ground floor shopfronts. The streetscape as a result has a fine grain, whichcombined with the relatively modest height, provides anattractive human scale. The predominant materials aresmooth red brick, a variety of natural stone and painted andunpainted render. One of the more ornate and attractivecollections of retail buildings from this period is the 1878built gothic-style South City Markets, which extends fromGeorges St Lr. to Drury St.
In addition to the more modest sized traditional shops andmarkets, the city centre accommodates a number ofpurpose built department stores, such as Clery's, Arnotts,and Brown Thomas (formerly Switzers). Despite the largerscale of these stores, they integrate successfully into theestablished streetscapes. By contrast, the late 20thCentury shopping centres at the ILAC, Stephen's Greenand Jervis St. are large-scale-developments with apredominantly internal focus, which often results in blankstreet facades and inactive street frontages, reducing on-street activity and vitality.
4.1 Urban Structure/Pattern of Street and Spaces
� Henry St Area
On the north side of the city the grid pattern of streets is alegacy of the great classical era of planning and building in18th century Dublin. The central spine of Henry St, MaryStreet and North Earl Street, was formally laid out anddeveloped in the 1750's as a residential street. It quicklydeveloped as a busy shopping street and as one of themost important east west routes in the city. The spine,together with adjoining streets, creates a formal gridpattern, although less fine-grained than in the south of thecity, with larger blocks and fewer streets.
The completion of O'Connell Street, Westmoreland Streetand D'Olier Street by the Wide Street Commissioners inthe 1790's, created a major civic route, which linked thegrand residential areas of O'Connell St/Parnell Squarewith the city's major educational, political and religiousinstitutions including Trinity College, Dublin Castle andChristchurch Cathedral. This extended and enhanced newspine helped to change the character of O'Connell St froma residential street to a prestigious commercial boulevard.It also shifted the focus away from the older CapelSt/Dublin Castle axis to the College Green/O'Connell Staxis.
The late 20th century marked a significant change in theform of shopping development and the coarsening of thefiner 18th century grain with the development of the ILACShopping Centre. For the first time an extensive internalmall was developed which amalgamated a large number ofsmaller sites, closed off a number of established streetsand created a block size which was unprecedented in thecity. This was followed by a number of other large-scaledevelopments, including the extension of ArnottsDepartment Store, Marks and Spencer's, Penney's and theJervis St. Shopping Centre. These large-scaledevelopments are clustered in the centre of Henry Streetand contrast in form and scale with the more traditionalretail developments to the east and west and on adjacentstreets.
4.0 Urban Structure and Fabric
Grafton St. Area-1780
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Dublin City
Henry St. Area-1780
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spaces and buildings inherited from the historic development of the city.”
The unique character and identity of the city's shopping areas has been shaped by the pattern of streets
4.3 Retail Uses
Concentration On Main Spines
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Henry St
Grafton St
Dublin's shopping experience is very heavily concentratedon the main shopping streets or ' ' of Henry Streetand Grafton Street, as measured by the intensity of retailactivity (specifically fashion) and pedestrian footfall.
Surveys indicate that there is a very sharp drop off in thenumber and intensity of shops for comparison goods, andin particular fashion as one moves away from Henry Streetand Grafton Street. An examination of pedestrian flowfigures reinforces this picture. This suggests that peoplemove up and down the two main spines, but do not moveonto the adjoining side streets in any appreciable numbers.The net effect of this focus is two confined areas ofconcentrated retail activity.
However, while a concentrated pattern is common to boththe north and south retail areas: there are markeddifferences in the type and scale of retail developmentsfound in each of the two areas and on the main pedestrianlinks between them.
The larger unit sizes in the Henry Street area haveattracted several of the key retailers Debenhams, Zara,Penney's, and Marks & Spencers - soon to be joined by theH&M flagship store on Mary Street. These outlets,combined with three department stores (Clerys, Arnotts,and Roches Stores) provide a substantial retail offer in theHenry St. Area.
There is a notable lack of larger units in the Grafton St area,i.e. units of 550-1500 sq.m. as required by the leadingfashion outlets. The development potential of key sites inand around the Grafton Street area has not been fullyrecognized, and there has been a failure to attract the maininternational names. Consequently, there are fewer of thelarger mainstream fashion outlets in this area and there is agrowing concern that the Grafton Street area is notoptimizing it's potential as a high fashion street. In addition,increasing rental values on Grafton St are attracting lowvalue/high turnover retail uses. This, combined with theabsence of larger fashion outlets, is providing animbalance in the retail offer in the area.
spines
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GROUND FLOOR RETAIL........
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3. Millennium Bridge - Strategic North-South link
2. Henry St - main retail spine
1. Grafton St - main retail spine
4.4 Complementary Uses
4.5 Main Link Routes
In the south city the more extensive street network andfiner grain of street blocks and plot sizes has encouragedthe development of a rich mix of uses complementary tothe dominant shopping focus, including cafes, bars,restaurants, galleries, hotels, as well as a range ofeducational institutions, offices and other services. It is thismix that ensures that the area works so successfully as anattractive destination for workers, residents and visitors.
By contrast on the north side there is a relatively smallincidence of complementary uses. The large plotsassociated with the department stores and shoppingcentres tend to have an internal focus and have 'elbowedout' the comprehensive mix of uses, which are so essentialfor a fully satisfying shopping and leisure experience. Thelarge footprint of many of the existing outlets and theirtendency to focus inwards exacerbate’s this lack ofdiversity, further reducing the opportunity to develop anintensity of street based activity. As a result Henry Street isuninviting after close of business.
In contrast and fuelled by a range of regeneration initiativessuch as LOTS (Living over the Shop) and the IntegratedArea Plans, there has been significant redevelopmentalong some of the more peripheral streets on the north sidee.g. Parnell Street and Capel Street. Since the mid 1980'sthese streets have benefited from a new residentialpopulation, which has generated a demand forconvenience shops and services, cafes and bars. This newactivity has enhanced these streets giving them a liveliercharacter.
Surveys also indicate that there is a lack of strong retailpresence on the main routes linking the two prime retailareas of Henry Street and Grafton Street, in particularalong the Westmoreland Street to O'Connell Street route.
COMPLEMENTARY USES MAP
CAFÉ/RESTURANT ..........FAST FOOD ......................PUBLICHOUSES ..............HOTEL...............................CLUBS(PRIVATE) ............
CHURCH/COMMUNITY....................
............................FINANCIAL INSTUTIONS ................
CULTURE/GALLERY .......................CINEMA THEATRE LEISURE ..........AMUSEMENT........
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1. Cafes/resturants - essential part of a vibrant mix
3. Moore St - colour, character and vitality of existing streets -
building blocks for future development
2. Hotels contribute to the 24 hour life of a city
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Issues Between The Two Retail Areas
Poor Quality Shopfronts and Sign Design
The survey highlights the degraded quality of thepedestrian connections between the Henry Street andGrafton Street areas - Dame Street, College Green,Westmoreland Street and Liffey Quays. These majorarteries are dominated by vehicular traffic and polluted andmarred by pedestrian/traffic conflict at key junctions. Thesecharacteristics combine to discourage pedestrianmovement and to limit the combined strength of the northand south retail areas.
However, the completion of the Port Tunnel in 2006 willpresent a major opportunity to address these problems. Itwill take significant traffic pressure from the Quays,ameliorate many critical points of pedestrian/vehicleconflict, and facilitate further improvements to the mainpedestrian links between the north and south city retailareas.
The quality of shopfronts plays an important role indetermining the character and the perception of theshopping street. For many years, Dublin City Council hasbeen pro-active in promoting an awareness of goodshopfront design, and has published several designguides, most recently in 2001 and 2003.Despite the commitment of some businesses to theprovision and maintance of high quality attractiveshopfronts, too many shopfronts are still poorly designedand maintained . This is a problem exacerbated byunauthorised development, which is an issue which needsto be addressed.
4.6 The Public Realm: Streets, Spaces and
Shopfronts
� Issues Within The Retail Areas
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Major investment in a number of significant environmentalimprovement projects such as Henry Street, O'ConnellStreet, the Liffey Boardwalk and South King Street hasbeen hugely beneficial in securing a high quality streetenvironment. In addition, within the Henry St and GraftonSt areas, the implementation of a programme ofenvironmental traffic cells has secured a better balancebetween vehicular traffic and pedestrians, contributing tothe creation of a more pedestrian friendly environment.
However, while significant progress has been made, asurvey carried out specifically for this study identified anumber of issues related to the quality of the public realm inthe Study area.
Within the two retail areas the public realm is generally ofpoor quality. The following issues are of particular concern;
Uncoordinated design approach to street landscapingPoor quality of paving materialsPoor level of maintenanceAbsence of plantingLimited seatingLimited occasional space for planned, or incidentalactivitiesVisual dominance of on-street car parkingInadequate pavement widthsClutter of service and other items on pavements
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Dublin City 4.0 Urban Structure and Fabric
5. Liffey Quays - area of unique character dominated by
vehicular traffic
2. Visual dominance of on Street Car Parking
4. Clutter of services and other items on pavement
3. High Quality Physical Environment - O’Connell St.
1. Poor quality shopfronts detract from visual amenity of the street
5.0 Transport/Movement Analysis
Pedestrians
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Regardless of their mode of transport or their reason forvisiting the city centre, all travellers become pedestrians, attheir point of arrival i.e. the bus stop, car park, Dart/trainstation or LUAS stop. The quality of the pedestrianexperience is key therefore to people's perception andenjoyment of the city centre, and to the economic andsocial life of the city.
At present, there is significant conflict between pedestriansand vehicular traffic in parts of the retail areas with bothcompeting for the limited available street space. This isparticularly problematic on the main routes between thenorth and south retail areas i.e. Dame Street/CollegeGreen and Westmoreland St. A co-ordinated approach tothe management of street space and clear demarcation ofthe space for different users along these routes couldsignificantly reduce the conflict and encourage morepedestrian movement.
The Legible Dublin Study identifies a network of strategicpedestrian routes and spaces, which together with aprogramme of public domain works provide a frameworkfor developing a high quality pedestrian experience in thecity centre. This study will inform all improvements to thepedestrian network in the city centre.
The provision of an enhanced pedestrian environment willbe facilitated through the provision of the following;
pedestrian only streets,increasing pavement widthscreation of shared surfaces anddecreases in vehicular road space as well as the
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TRANSPORTATION
BUS ROUTES............LUAS..........................RAIL...........................
Introduction
Public Transport
Good vehicular and pedestrian access to and within theCity Centre is key to enhancing its position as the mainshopping destination. To maximise its potential,businesses and customers using the City Centre must beprovided with effective and convenient access.
The City Centre is well served by public transport-bus,DART, LUAS and mainline rail.
The development of a network of Quality Bus Corridorsand the opening of the red/green LUAS lines hassignificantly improved access to the City Centre and hastransformed the image of public transportation as a viablealternative to private transport. Planned investments inmainline/suburban rail and DART services will furtherimprove access to the city centre. However, additionalmajor investment in the ongoing development of anintegrated public transportation system will be needed toensure that good and efficient access to/through the citycentre is provided in line with the major European cities.
Serving the edge of the two retail cores, the LUAS lines andmany of the bus routes facilitate access and encouragepedestrian flow through the areas while minimisingpedestrian conflict.
The location of bus stops/termini within the heart of thecentre on such streets as College Green/ WestmorlandStreet, and O'Connell Street is of some concern, as theseareas form some of the most important public spaces in theCity. The rationalisation on a citywide basis of busstops/termini is one of the challenges to efficientmovement planning and public transport service delivery.
5.0 Transport/Movement AnalysisDublin City
“To maximise its potential, businesses and customers using the City
Centre must be provided with effective and convenient access.”
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introduction of cycle lanes, integrated delivery parkingbays and bus stops, pedestrian priority at keyjunctions, and controlling specific on-street carParking and the hours of access for delivery vehicles.
Delivery Vehicle Access
Delivery vehicle access is critical in relation to the servicingof shops. At present the two main retail streets are subjectto a restricted service access policy, which works well.However, in other streets servicing can pose problemswhere it is uncontrolled i.e. congestion, conflict withpedestrian traffic and visual clutter. One of the challengeswithin the city centre retail areas is to provide for efficientservicing of Commercial units in a way that does not detractseriously from the amenities of the streets.
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INNER ORBITAL MAPINNER ORBITAL ROUTES.....PARKING................................
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Private Transport
Cycling
Cycle parking
The private car remains a popular mode of transport to thecity centre. In 2002, the private car accounted for 50% ofall travel trips in Dublin, with large volumes seeking accessto the city centre.
Vehicular access to the city centre is facilitated by the InnerOrbital Route, which was developed to alleviate trafficcongestion within the central area by redirectingunnecessary traffic around the core and facilitating accessto designated car parks.
17 public car parks are located inside the Inner Orbital,providing some 8,000 parking spaces. However, in someinstances, the central locations of the car parks are pullingtraffic into the heart of the retail core, leading topedestrian/traffic conflict and a poor physical environment.In addition, the central location of car parks mitigatesagainst the expansion of the retail areas in that pedestriantraffic is not encouraged to move beyond the areas definedby close proximity to these car parks.
Walking and cycling, are also important modes oftransport, accounting for upwards of 26% of all trips inDublin. While there is still limited availability of cycle lanes,progress is being made in the provision and developmentof an integrated network of cycle lanes. It is a policy ofDublin City Development Plan to improve pedestrian andcycle facilities as part of the integrated approach to themanagement of movement.
Cycle parking in the form of stands located on pavementsis the main facility for cycle parking in the city centre. Froma survey of bicycle parking space the amount of spacewithin the retail areas is inadequate.In addition, much of the on-street bicycle parking is thecause of pavement obstruction and visual clutter. This isalso the case for motorcycle parking which appears to beuncontrolled and consequently occupies prominent areasof pavement space. A review of bicycle and motorbikeparking should be undertaken as a basis for a satisfactoryoperational policy.
2. Motorcycle parking - needs to be addressed
1. Striking a balance between vehicular access and pedestrian comfort - a priority
6.0 The Way Forward
6.0 The Way Forward
10
Dublin City
“The vision of Dublin City Council is to create a world class
shopping city.........”
1.The delivery of a significant quantity of additional retailfloor area and in particular the provision of larger retail units
2.The creation of a real mixed use environment that canprovide a more integrated shopping and leisureexperience for residents, workers and visitors
3.The improvement of access to and within the shoppingareas
4.The strengthening of the pedestrian routes linking thenorth and south retail areas to create a more cohesive andintegrated retail core
5.The creation of a good quality street environment toprovide a safer and more attractive setting for people tomove around, enjoy themselves and to do business
6.To provide for an architectural expression which iscomplementary to Dublin's unique physical identity anddistinctive urban form
Four key guiding strategies have been developed tounderpin the implementation of the Plan's objectives. Inaddition there are specific strategies which aim to addressand improve seven specific aspects of the retailenvironment, responding to the issues and character of thetwo main shopping areas.
First and foremost is the need to increase the amount ofretail floor space in the city and in particular to provide thelarger shop units required by the mainstream fashionoutlets. In addition, new shopping development mustreinforce, and connect into the principal shopping streetsof Grafton St and Henry St. For this reason the emphasison both sides of the city will be on developing a number ofstrategically located sites for high fashion and other highvalue comparison retailing. These developments will act asmagnets and encourage pedestrians to move beyond themain shopping streets by using a new series of pedestrianloops.
Strategies
� Key Guiding Strategies
Vision
The Strengths of the City Centre
Key Objectives
Dublin City Council’s vision is to create a world classshopping city, which integrates shopping with a rich mix ofcommercial, leisure and cultural activities, and capitaliseson the unique physical character and strengths of the citycentre.
Dublin City Council’s vision for retailing in the city centremay seem ambitious but is considered critical if it is toremain economically competitive both nationally andinternationally.
The realization of the vision is dependant on thecommitment of the City Council and key stakeholders tothe implementation of a range of radical and creativestrategies, to charge the combined energies of the twomain shopping areas and to achieve the following keyobjectives;
�
�
�
Creation of Pedestrian Loops
Strengthening North South Links
Creating a Rich Mix Of Uses
The extension of pedestrian loops beyond the mainshopping streets is considered critical to strengthening andconsolidating the retail areas. From the starting point of themain retail spine, the loop will allow the shopper to havecontinuous shopping without the need to retrace theirsteps. In this way, the extended loops will offer greatervariety in the shopping experience, extend pedestrianmovement and allow for the expansion of the shoppingareas.
A significant opportunity exists to expand shopping activityalong the established links between the two shoppingareas, i.e. O'Connell St, College Green/Westmoreland Stand the north south routes through Temple Bar. Thisrequires the creation of a high quality pedestrianenvironment, similar in standard to that achieved on LowerO'Connell St. It will also involve the development of astrong and active frontage at street level, particularly alongthe east side of Westmoreland St.
Another central strategy focuses on striking the necessarybalance of uses required to ensure, a vibrant city centre -that offers an exciting combination of shopping, leisure andcultural uses. It also concentrates on developing specificretail uses to reflect the diverse characters of different partsof the city e.g. South City Markets Area and South WilliamSt.
In contrast to many other European cities, Dublin iscompact and easily walkable, with a fine-grainedstreet network. As such it has the potential to providewell-defined pedestrian links and ease of movementbetween and within the different activity areas.It also has a distinctive physical identity, which is firmlybased on its network of streets, public spaces, and fine-grained historic and contemporary building fabric.This unique physical character provides the setting for amore authentic urban experience than is found in otherRegional centres or out-of-town shoppingCentres.The city centre is the focus of an improving publictransport system and a generous amount of centrallylocated car parking, providing good accessibility forvisitors.The city centre presents the opportunity to developa range and intensity of use to serve a 16-hour if nota 24-hour economy.It also has the potential to deliver a diversity of rentals,retail providers and accommodation.
7.0 Response Strategies
7.0 Response Strategies
Area 2
Area 3
Moving westwards, the area between South William St.and Georges St has been identified as an alternative loopor zone to the more mainstream Grafton St area. The focushere will be on the development of a very vibrant mixed-use quarter, accommodating a range of smaller and morespecialised retail units complemented by a range of cafes,restaurants and bars. The intention here is to build on thedistinctive architectural and land use character of the areaestablished by the likes of the South City Markets onGeorges St, to develop a uniquely Dublin experience.
A significant cluster of potential development sites hasbeen identified in the southwestern corner of this area. It isenvisaged that this cluster will become a significant newretail destination with good connection to Grafton St. via anew pedestrian route from Fade Street to Harry Street.This street will have a vibrant and contemporary characterdetermined by a lively mix of retail and complementaryuses, with buildings and public space designed to thehighest modern standards.
The critical link between the more mainstream Grafton Starea and the alternative South City Markets Area is SouthWilliam St. It is intended to build on the distinctive Georgiancharacter of this street and it's buildings to create a highlyspecialised, high value, shopping street. The layout andspecial architectural character of the buildings makes themideally suitable as exclusive showrooms for individual highfashion designers. The establishing café/restaurantculture in parts of the street will complement this new retailcharacter
7.1 Development Strategy
Introduction
� Grafton St Area
Area 1
A number of development sites have been identified inclose proximity to the main shopping streets, t
. These sites are currentlyunderused or are in uses, which do not contribute to thevitality of the street particularly at ground floor level e.g.office.
The scale of these redeveloped sites will ensure theyfunction as magnets for destinations, linked directly to themain shopping streets via a series of short pedestrianloops. These loops will in turn, be revitalised by the arrivalof those new anchors, attracting new and additionalshopping and leisure uses, thus expanding the retail areasof Henry St. and Grafton St.
The sites, located primarily on the edges of the main retailareas, have the potential to be developed for retail use onat least three levels (i.e. basement, ground and first floorlevels) with complementary uses on upper floors. Sitebriefs for each of the sites will identify the desired mix of unitsizes and specific retail uses.
A significant number of sites have been identified in thisarea, extending from Georges Street to Dawson Street(see Fig1. ). Several are in single ownership, including anumber of large financial institutions, and are currently inprimarily office or wholesale use. A number has somesmall-scale retail use at ground level but each has thepotential to deliver a more significant amount of retaildevelopment. The sites are grouped into three distinctareas;
Several sizable development opportunities have beenidentified in the area between Dawson Street andClarendon St. It is envisaged that these sites willaccommodate the larger, more mainstream fashion outletsand will build on the vision of Grafton St as a highlycompetitive, high fashion shopping street. Each of the siteshas the benefit of direct connection to Grafton St. Andforms part of a clearly defined pedestrian loop.
o meet thedemand for additional floor space, particularly for mediumto large-scale shop units
The area specific development strategies for the two areasare detailed below;
11
Dublin City
“The scale of these redeveloped sites will ensure they function as magnets for destinations, linked directly to
the main shopping streets via a series of short pedestrian loops.”
Fig1. Development Strategy - Grafton St. Area
GRAFTON ST LOOPS MAPPOTENTIAL SITES ................LOOPS....................................
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1. South William St. - special architectural character 2. Duke St. - potentially important link 3. Chatham St. - potentially a significant
pedestrian route
4. South King St. - development of Eircom site
will create strong magnet
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Area 2
Area 1
TALBOT STREET
M & S
AXA
FAS
Jervis
CP
Woollen
Mills
Clerys
Carlton
Independent
House
Area 2 - South and West of Henry Street
�
�
�
The main development opportunities in this area centre ona number of sites around Wolfe Tone Square, including;
The AXA site west of Wolfe Tone ParkThe FAS site south of Wolfe Tone ParkJervis Car Park north of the Morrison Hotel
The proposal is to generate shopping activity around WolfeTone Square, developing a new pedestrianised street onthe west side of the square. There will be a strongemphasis on shopping on the western side to complementthe café/restaurant in St. Mary's Church and the groundfloor cafes and shops proposed for the Fas site. Theupgrading of the western façade of the Jervis St ShoppingCentre to incorporate active uses fronting onto the easternside of the square will further enliven this new shoppingdestination.
The implementation of this strategy is already boosted bythe LUAS, which stops within a minute's walk from theSquare. The pedestrianisation of Mary Street and WolfeTone Street between Abbey St and Mary St will facilitate afree flow of pedestrian movement onto an extended WolfeTone Square.
7.1 Development Strategy Continued
� Henry Street Area
Area 1- North and East of Henry Street
Again the strategy here centres on the development of anumber of key sites and the creation of new pedestrianloops. This strategy is intended to attract people intostreets adjoining Henry St., to extend the retail frontageand encourage the mix of uses required to enliven thearea. Two main areas are identified.
This area includes three key sites the Carlton site, lands tothe east of Clerys and Independent House.
The Carlton site has the capacity to provide a verysignificant quantum of retail floor space and a new street,which will create a direct link between O'Connell Street andHenry Street through Moore St and the ILAC centre. Theprovision of such a significant amount of retail floor spacewill not only help to reinforce the eastern end of HenryStreet, but will play a major part in re-integrating O'ConnellStreet, marginalised as a shopping destination, back into aretail loop.
The same is true for sites to the east of Clerys, which willensure that the east side of O'Connell St. and North Earl Stare once more an essential and vibrant part of the HenrySt. shopping experience.
The redevelopment of Independent House on MiddleAbbey Street will create a new high profile shoppingfrontage onto the LUAS line on Abbey Street Upper, linkeddirectly with Henry Street via a new street and the existingGPO Arcade.
12
7.0 Response StrategiesDublin City
An extended Wolfe Tone Square
Development Strategy - Henry St. AreaPOTENTIAL SITES ................LOOPS....................................
In support of this policy, it is an objective of the Plan toprevent the encroachment or proliferation of retail outletsthat detract from the essential character of Grafton Streetand it’s environs. Planning controls will be introduced tolimit the number and location of lower value orconvenience outlets including convenience shops,newsagents and discount stores and other uses such aschemists and mobile phone shops already wellrepresented on the street. In this regard consideration willbe given to the preparation and implementation of aScheme of Special Planning Control.
Active encouragement will be given to developers andproperty owners to re-develope key development blocks,create new street frontages, and new connections in theHenry Street area, and provide additional shopping andleisure opportunities.
The City Council will actively promote the re-development of sites identified in the Grafton Street area todeliver the necessary quantum of development and thelarge retail floor plates necessary to broaden the retailbase and expand the retail quarter.
The development of sites located on and to the east ofWestmoreland St and O'Connell St will also be promoted.This is to provide a continuous retail frontage andencourage pedestrian movement along key connectionsbetween the Henry St and Grafton St. areas and to ensurethe greater integration of Westmoreland St, O'Connell Stand North Earl St. into the Grafton St./Henry St. retail cores
�
�
�
7.2 The Land Use Strategy
�
�
In order to increase vitality in the Henry St Area andencourage people to spend more time in the area, it is a keystrategy of the plan to introduce a greater diversity and mixof uses including evening time activity .
A range of complementary uses will be activelyencouraged to locate in this area (excluding the main spineof Henry Street). These uses will include cafés, restaurants(excluding takeaways and fast food outlets) and bars.Strict controls will be applied when considering proposalsfor these uses in order to achieve an even spread of suchuses and prevent them from dominating any streetfrontage.In assessing development proposals, the following will betaken into consideration:
The impact of the proposed use on the character of thestreet frontage and the level of shopping provision, takinginto account both the current levels of non-retail use andthe current levels of the specified use already establishedwithin each individual street block. In this matter thePlanning Authority will seek to ensure that any proposeddevelopment would not result in the non-retail use beingover dominant by virtue of its size, location or relationshipto other uses.
In order to reinforce Grafton Street's reputation as thepremier shopping street in the city, it is planning policy thathigher order retail outlets will be the principal use sought atbasement, ground and first floor levels, including fashionoutlets (multiple and independent stores), 'flagship' stores,niche and specialist retailers including home furnishings,beauty products, camera equipment, jewellery and books.There will be a presumption against granting permissionfor uses that detract from the essential character of thestreet, displace retail uses or interrupt the shoppingfrontage.
13
7.0 Response StrategiesDublin City
(i)
(ii)
(iii)
(iv)
O'Connell Street to Moore St.
Henry Street to Abbey St
Fade Street to Harry Street
Grafton St to Dawson Street
(via CarltonDevelopment)
(via Independent Housedevelopment)
This route creates the opportunity to anchor the proposednew shopping and leisure destination on O'Connell StUpper within the established retail area centred on HenrySt. It also strengthens the potential of Moore St tocontribute to the vitality of the north city retail area. This canbe further strengthened by an imaginative environmentalimprovement scheme for Moore Street to create a highquality setting for this bustling street based food market.
This new route has the potential to strengthen the existingretail link between Henry St and Abbey Street and tosupport and promote the extension of the retail area toAbbey Street.
This link can over time be extended to the south city viaBachelors Walk and a pedestrian bridge across the Liffeyinto Temple Bar and Fosters Place, forging a strong andalternative pedestrian link between O'Connell St and theGrafton Street area.
This new street has the potential to act as a catalyst for theredevelopment of a number of earmarked sites to the southeast of Grafton St. The precise line of the route isdependant on its incorporation into a number of potentialdevelopment proposals including the Westbury Hotelcomplex. It is envisaged that the route will incorporate anumber of small public spaces
This new route opens up substantial backlands with thepotential to create a new shopping/recreational/culturalhub centred on both the new street and on an upgradedAnne's Lane. A link from the Lane through to St StephensGreen provides the possibility of a further pedestrian loop.It is envisaged that this new route will also incorporate newpublic space.
7.3 Public Space Strategy
1. Strengthening North-South Connections
2. Creation of New Street Links
�
�
�
This strategy focuses on the pedestrian experience and oncreating clearly defined, safe, and attractive walking routesbetween and within the two main retail areas.
The aim is to create a network of attractive streets andspaces where the pedestrian can walk with ease and enjoya range of planned and unplanned activities, free fromtraffic conflict. To meet this objective a range ofinterventions is proposed;
Three main routes are critical to forging greater unitybetween the north and south retail areas. These are;
College Green/Westmoreland Street/ O'Connell BridgeAndrew St/Central Bank/Crown Alley/Ha'penny Bridge/Liffey Street Upper & LowerGeorges St Lower/Eustace Street/Millennium
Bridge/Jervis Street
The objective will be to facilitate ease and quality ofpedestrian movement along each of these routes and toencourage retail outlets to locate along their frontages.This will be achieved through creating wider pavements,improved crossing points, using high quality materials as inO'Connell St., stylish lighting and street furniture, seating,planting and public art.
The delivery of this objective will be supported by detailedlandscape proposals for each route.
A number of new streets are proposed to provide essentiallinks between established retail streets and clusters ofproposed retail developments. These new streets will havetheir own distinctive character, providing new streetfrontages, a range of new shop units and complementaryuses. The main links proposed are;
14
...\overall\scans\oconnell.dgn May. 04, 2005 15:18:31
7.0 Response StrategiesDublin City
(iii) (iv)
(i) (ii)
7.3 Public Space Strategy continued
3. Creation of New Public Spaces
(1) Stephens Green/Grafton St
(2) Mercer St/South William Street
(3) Grafton St/Nassau St
(4) Georges Street Lower/Dame Lane
Continued investment in the development and upgradingof public space is considered critical to creating adistinctive, attractive and coherent physical environment inthe city. Good quality public spaces provide an opportunityfor people to take a breather from the hustle and bustle ofthe city, to watch the world go by and to enjoy a variety ofstreet entertainment.
Following on from the recent major investment in a numberof high profile environmental projects in the city i.e.O'Connell St, Henry St, The Boardwalk, Smithfield, thePlan proposes the creation or strengthening of thefollowing public spaces;
This space is envisaged as a major urban plaza markingthe northern entrance to the Grafton St retail area andproviding generous space for a range of activities,including street based entertainment.
The junction of these two streets provides the opportunityto create a distinctive public space, to provide forcomfortable pedestrian crossing in an attractivelandscaped setting to include an art feature.
The proposed design treatment of this space shouldaddress the issue of pedestrian and traffic conflict, reducethe extent of pavement clutter, and create an attractive‘resting’ point for pedestrians.
This space presents a unique opportunity for a welldesigned pocket park providing seating and planting, atranquil break from the more hectic shopping streets.
7.0 Response StrategiesDublin City
Dublin City
Stephens Green/Grafton St. Space
(5) Woollen Mills Space
(6) Henry St/Liffey St Lower
(7) Wolfe Tone Square
This space, located prominently on the northern side of theHa'penny Bridge, on one of the main north-southpedestrian routes, provides an ideal spot for a vibrant hubincorporating lively ground floor uses, seating, planting,and performance space.
This space marks an important junction in the HenrySt/Mary St Shopping Area. To mark it’s significance, itshould be redesigned as a small plaza, incorporatingspecial paving, planting and seating.
The redevelopment of buildings around Wolfe Tone Parkand the pedestrianisation of part of Wolfe Tone Streetcreates an opportunity to enhance this urban space and todevelop a new shopping and leisure destination .
15
Woollen Mills Space
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7.3 Public Space Strategy continued
4. Refurbishment and extension of Key
Pedestrian Street Network
(i)
(ii)
(iii)
(iv)
(v)
Repaving
Extension to Pedestrianised Street Network
Pavement Widening
Removal Of On Street Car Parking
Shared Surface Streets with restriction onvehicular access:
Grafton Street Pedestrian Spine (incl' adjoiningpedestrianised streets), Liffey Street Upper andLower
Anne St South, Duke St, Chatham St. (part of)Harry St., Wicklow Street (part of), Liffey St Lower(from Lotts to Quays), Wolfe Tone St (part of)Mary St.
Nassau Street from Dawson Street to Suffolk Street,Suffolk Street, Church Lane, Trinity Street, WicklowStreet, South William Street,Liffey Street Lower (from Abbey Street to Lotts).
Duke Street, Anne's Street South, Nassau Streetfrom Dawson Street to Suffolk Street, Wicklow Street,Clarendon Street, Clarendon Row, Balfe Street,Chatham Street, South William Street,Mary Street, Jervis Street and Wolfe Tone Street.
Wicklow Street, Clarendon Street, Clarendon Row,Balfe Street; Chatham Street, Chatham Row.
16
7.0 Response StrategiesDublin City
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Existing and proposed Pedestrian StreetsPOTENTIAL SITES ................EXISTING PEDESTRIAN STREETS ...............PROPOSED PEDESTRIAN STREETS ...............
7.4 Movement and Linkage Strategy.
� To ensure a competitive city and reinvigorated retailarea, efficient access must be provided to the citycentre, in particular for public transport and servicevehicles.
To develop stronger connections between the twoshopping areas of Henry Street and Grafton Street andwith other key destinations.
�
17
7.0 Response StrategiesDublin City
To review the Inner Orbital Route to reflect theexpanded city core (Point Depot to Heuston Stationand Iveagh Gardens to Dorset Street/North CircularRoad), so that it integrates with the locations of bothexisting and proposed public transport termini and carparks;To identify appropriate car parking sites at the edge ofthe expanded centre city to facilitate the physicalexpansion of the retail core, reduce conflict withpedestrians and allow for better co-ordination with theInner Orbital route.To review the locations of bus termini in the citycentre in order to ensure efficient access whilerelieving over concentration on key streets andadjacent public spaces; this will involve identifyingappropriate alternative locations for arrival/departurepublic transport hubs with access to car parks, andretail service areas.To provide for delivery vehicle access in a mannerthat ensures an effective service while minimisingpedestrian/vehicular conflict and protecting/enhancingpedestrian amenities.
To provide good quality pedestrian links betweenpoints of arrival (train, DART, LUAS, bus stops andcar parks) and the main shopping areas.To encourage the connection of the two LUAS lines,from St. Stephen's Green to Abbey Street, close tothe retail core, such as, through College Green andWestmoreland Street.To reinforce the main pedestrian links between thenorth and south shopping areas and other keydestinations by prioritising pedestrian movements atkey vehicular junctions, especially along the route ofthe Civic Spine.To implement the proposals for O'Connell Bridge, asset out in the(DCC 1998), in order to facilitate pedestrianmovement.
O'Connell Street Integrated Area Plan
� To create a more pedestrian friendly environmentwithin each of the two shopping areas andencourage greater pedestrian movement.
To facilitate pedestrian movement by introducing,where appropriate, pedestrian only streets, sharedsurfaces and wider pavements.Provision of integrated loading bays and bus stops,removal of on-street car parking and limiting hours ofaccess for delivery vehicles.To give pedestrian priority at the key junctions withineach shopping area, such as, at the intersections of,Grafton Street with Nassau Street, Mary Street withJervis Street, Dawson Street with Anne Street, DukeStreet and Molesworth Street, South Great GeorgesStreet with St. Stephens Street, Fade Street andExchequer Street, and Capel Street with Mary Streetand Abbey Street.To review the amount, type and location of bicycleand motorcycle parking and to make provision forconvenient parking at the edge of the retail loopswhich will not encroach on pedestrian/ pavementspace.
7.5 Urban Design Strategy
7.6 Buildings/Architecture Strategy
Creating attractive cities in which people want to spendtime and do business
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7.0 Response StrategiesDublin City
To prioritise the street network as the primary focus forall developmentTo maximise linkages within the individual shoppingareas and between the core functions and adjoiningcharacter areasTo build on the inherent characteristics anddistinctiveness of the existing urban structureTo create a series of focal points in the retail area by theenhancement of public spacesTo achieve an appropriate height, scale and massing ofbuildings to define the street space or spaceTo acknowledge context in new development i.e. tocomplement the grain, height and scale of establishedstreetscapesTo maintain a fine grain in the street pattern where itexists and to refine coarse grain where opportunityarisesTo maintain a fine grain in the street pattern where itexists and to refine coarse grain where opportunityarises
To achieve the highest standards of contemporaryarchitecture buildings that are crafted, and designedwith careTo exploit the potential of protected structures andother buildings of architectural merit to contribute tocreating a unique identityTo develop a range of contemporary building modelswhich provide for the larger retail and office floorplates and complement the established fine-grainedpattern of development (particularly at ground level).To create a strong visual connection between newbuildings and established buildings within thestreetscapeTo establish and enforce high standards in shop frontdesign
8.0 Implementation and Phasing
3. Detailed Guidance on Identified Sites
4. City Centre Public Domain Team
To develop detailed design and development briefs for thekey development sites; with regard to uses, urban form,spatial legibility and enhancement of the public realm.
This area-based team will have responsibility for allworks, lighting, cleansing, signage and maintenance ofthe public domain (areas taken in charge) includinglighting, waste collection and cleaning, street furnitureand works by utility companies in the City Centre.
8.0 Implementation and PhasingDublin City
19
8. 0 Implementation and Phasing
Introduction
Implementation
1. Consultation
2. Planning Policy
.
The phasing and implementation of the Plan involveslinking new development with key interventions in thepubl ic domain. While new development andredevelopment depends on the private sector, many of thepublic domain interventions depend on the public sector,especially Dublin City Council. In order to encourageprivate investment, a message of confidence and long-term commitment to the regeneration of the City Centreretail core will underpin the Council's policies andinvestment programmes.
The implementation of the Plan is over a 5-8 year period.
The City Council will adopt a proactive approach to thePlan by committing resources to the implementation ofpublic domain projects. It is essential that thecommercial, leisure and cultural communities supportthe City Council's vision of creating a world classshopping city a retail experience surpassing all others inthe country and comparable with any other Europeancity.
The following steps are proposed as the basis of acoherent preliminary programme;
It is intended to carry out a broad consultation process withall the key players. In addition to consulting with theElected Representatives, it is proposed to initiate aconsultation process with a wide range of stakeholdersfrom the business, arts, culture and leisure sectors, andtheir representative bodies
It is proposed to designate Grafton Street as anArchitectural Conservation Area and prepare a specialplanning control scheme, with particular attention to retaildominated development, large scale formats andpermitted uses on the street.
