A new vision for keeping Irish Towns Alive www.fiannafail.ie
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MAY 2013
Streets Ahead
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
1 STREETS AHEAD - A NEW VISION FOR KEEPING IRISH TOWNS ALIVE
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 Fáil 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.
2 STREETS AHEAD - A NEW VISION FOR KEEPING IRISH TOWNS ALIVE
•
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.
3 STREETS AHEAD - A NEW VISION FOR KEEPING IRISH TOWNS ALIVE
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
“Towns have always been the focal points of communities serving not just their own residents but also the wider rural hinterland surrounding them.”
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 farmer’s 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
“Strong local businesses create employment, invest in the civic amenities of the town, provide revenue for local authorities and sponsor local community groups”.
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
4 STREETS AHEAD - A NEW VISION FOR KEEPING IRISH TOWNS ALIVE
“As more businesses close the domino effect kicks in, as indirect employment suffers, footfall is decimated and ultimately the very future of the town itself is jeopardised.”
society. 62% of the population now live in urban areas in Ireland compared to just 42% in 1951, bringing Ireland closer to the European norm. However despite these population rises, Irish towns are currently facing a grave challenge to their position as hubs of activity. Spiralling vacancy rates scar main streets throughout the country; anti-social behavior intimidates ordinary people from enjoying their streets while poor planning robs the areas of their vitality. The
systematic closure of some 140 Garda stations, the threats faced by An Post to its future viability and the policy of major state supported banks to withdraw their services and close down branches has left numerous towns reeling from the loss of critical local services. The changing nature of commerce with the inexorable rise of internet shopping also presents new problems for Irish towns to tackle as the old models of business are put under pressure. As more businesses close the domino effect kicks in, as indirect employment suffers, footfall is decimated and ultimately the very future of the town itself is jeopardised. The interlinking system of businesses and services that shape a town cannot be viewed separately, as losing one has a direct impact on the others.
Climate change and the need to develop sustainable communities are fundamentally intertwined with creating and maintaining vibrant towns. Shifting away from a high carbon transport model into easily accessible, pedestrian friendly towns must be a central part of any meaningful climate change strategy. A sustainable town is both economically and environmentally feasible in the long run. The basic social role of towns cannot be forgotten. They offer hubs of nightlife, cafes, pubs, restaurants and a central place to meet with friends and neighbours to exchange gossip. A lively town should be the cultural centre point of the community and a place where the local arts can be exhibited in theatre groups or local art galleries. The immense damage inflicted by anti-social behaviour which has frightened swathes of the community away from their
“People should be safe and welcome on the streets of their towns at all times”
own streets, has damaged this vital role and must be challenged. People should be safe and welcome on the streets of their towns at all times.
5 STREETS AHEAD - A NEW VISION FOR KEEPING IRISH TOWNS ALIVE
Looking towards the future and re-building the basic position of towns in Irish society we have to encompass the social, economic and environmental roles of towns. This policy paper addresses the multiplicity of problems and challenges facing Irish towns and puts forward measures to address these difficulties. Government policy has failed to develop a coherent strategy for Irish towns. A broader holistic approach is needed to address the cross sector issues at play. For example, fostering amenable public spaces through imaginative and engaging urban design frameworks will play a part in encouraging more people into out towns. Creating a distinct enjoyable urban fabric in keeping with the distinct architectural traditions of Irish towns with their unique shop fronts and bars are all part of a broader approach. Fianna Fáil’s plans centres upon
•
Revamping the Commercial Rates System
•
Changing the Parking charges structure
•
New Urban Design, Strong Public Transport Links and Building Usage Strategy “Empty Shops Initiative”
•
Changing Planning Laws to encourage Town Centre developments
•
New cultural initiatives to keep main streets busy
•
Abolishing 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
This broad multifaceted approach will help reinvigorate struggling towns across the country and create a strong appealing sense of place for the traditional Irish town.
6 STREETS AHEAD - A NEW VISION FOR KEEPING IRISH TOWNS ALIVE
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 with Local 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 camel’s 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
“establish a revamped system that creates breathing space for companies in financial difficulty and incentivises new businesses to set up in towns.”
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. 7 STREETS AHEAD - A NEW VISION FOR KEEPING IRISH TOWNS ALIVE
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. Empowering Local Authorities to alleviate the burden of rates in specific key
“Empowering Local 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.”
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
“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.”
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.
8 STREETS AHEAD - A NEW VISION FOR KEEPING IRISH TOWNS ALIVE
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
“Effective self-assessment will speed up the process and help businesses that bear a disproportionate burden of local government finance.”
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 Fáil 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.
“….the efficient utilisation of space will help reduce rent levels, remove unsightly abandoned shop fronts along streetscapes and help create greater footfall.”
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.
9 STREETS AHEAD - A NEW VISION FOR KEEPING IRISH TOWNS ALIVE
Commercial Rates Surcharge on Out 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
“….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”
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.
10 STREETS AHEAD - A NEW VISION FOR KEEPING IRISH TOWNS ALIVE
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
“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.”
shopping in towns.
“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.”
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.
11 STREETS AHEAD - A NEW VISION FOR KEEPING IRISH TOWNS ALIVE
New graded parking fee structure and payment methods 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.
“Essentially the focus should be on taking the hassle out of quick shopping trip into town.” .
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
“Flexibility and incentives to attract people back into towns must be at the heart of Local Authorities parking strategies.”
draw additional customers into towns.
12 STREETS AHEAD - A NEW VISION FOR KEEPING IRISH TOWNS ALIVE
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.
“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 hard pressed shoppers.”
The presence of a clear league centralised on the Department of Environment’s 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 Ireland’s global warming agenda and sustainable transport objectives. This lower cost baseline attracts customers away from town centres with a direct impact
“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.”
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.
13 STREETS AHEAD - A NEW VISION FOR KEEPING IRISH TOWNS ALIVE
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
•
Empty Shops Initiative
•
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 plan’s objectives.
14 STREETS AHEAD - A NEW VISION FOR KEEPING IRISH TOWNS ALIVE
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 Pleanála.
“revised guidelines will help ensure that out of town developments are the exception, requiring a special “sign off” by An Bord Pleanála.”
New Urban design plans to emphasise quality and location of parking facilities
“Developing adequate, well positioned accessible parking spaces that lock into the existing framework of the town is a vital part of opening urban spaces up to visits.”
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 positioned accessible 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.
15 STREETS AHEAD - A NEW VISION FOR KEEPING IRISH TOWNS ALIVE
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 shop space 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.
“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.”
Strong Public Transport Links Creating pedestrian friendly and easily accessible towns is
“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.”
crucial to forming environmentally sustainable towns. Creating expanded cycle paths throughout our town’s 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.
16 STREETS AHEAD - A NEW VISION FOR KEEPING IRISH TOWNS ALIVE
Empty Shops Initiative 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.
“The Empty Shops Initiative should earmark building space for new use to ensure that vacant units do not continue to litter the townscape.”
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
“The Community Council model takes the best of the old town council structure, applies it fairly across the country and removes the expense.”
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. 17 STREETS AHEAD - A NEW VISION FOR KEEPING IRISH TOWNS ALIVE
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 on making 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 Team should be charged with a Red Tape Assessment of the burden of regulation facing their towns.”
18 STREETS AHEAD - A NEW VISION FOR KEEPING IRISH TOWNS ALIVE
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.
“Businesses can play an active role in rebuilding town centres and improving their own revenue streams.”
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.
19 STREETS AHEAD - A NEW VISION FOR KEEPING IRISH TOWNS ALIVE
“National events such as Open House nights should be built upon at a local level with new twists and ideas suited to each locality.”
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 lease structures especially for small businesses. The Town Teams
“This should involve a contract of care between landlords and their commercial tenants by supporting the use of flexible lease structures especially for small businesses.”
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. 20 STREETS AHEAD - A NEW VISION FOR KEEPING IRISH TOWNS ALIVE
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
“The government should empower local authorities to step in when landlords are negligent with new Empty Shop Management Orders.”
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.
21 STREETS AHEAD - A NEW VISION FOR KEEPING IRISH TOWNS ALIVE
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 Fáil has published legislation that tackles the problem of upward only rent which is crippling businesses across the country.
Fianna Fáil 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 Fáil 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
“The government must live up to its pre-election and Program for Government promises to abolish up ward only rent reviews.” .
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 Fáil Bill recognises that upward only rent review clauses are a serious threat to the 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 Fáil 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 company’s such as HMV and Blacktie heightens the need for urgent action on addressing the underlying problems plaguing the retail sector.
22 STREETS AHEAD - A NEW VISION FOR KEEPING IRISH TOWNS ALIVE
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.
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Purple Flag Project across all Irish towns
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Neighbourhood Watch Initiatives
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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
“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.”
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 City’s 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.
23 STREETS AHEAD - A NEW VISION FOR KEEPING IRISH TOWNS ALIVE
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
“Establishing a national Neighbourhood watch co-ordination body would facilitate best practise to be exchanged and shared.”
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 Gardaí 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 Gardaí. Funding should be channelled for major projects through the national body.
Garda Presence
“are the physical pillar of the Gardai in the community. These stations are inextricably linked to the areas they serve and to the people they were built to protect.”
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 24
STREETS AHEAD - A NEW VISION FOR KEEPING IRISH TOWNS ALIVE
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 Gardaí in the community. These stations are inextricably linked to the areas they serve and to 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.
25 STREETS AHEAD - A NEW VISION FOR KEEPING IRISH TOWNS ALIVE
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 Fáil proposes innovative action across several areas to help stop the rot and revitalise towns across Ireland.
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Revamping the Commercial Rates System
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Changing the Parking charges structure
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New Urban Design, Strong Public Transport Links and Building Usage Strategy “Empty Shops Initiative”
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Changed Planning Laws to encourage Town Centre Developments
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New cultural initiative to keep main streets busy
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Abolished Upward Only Rent Reviews
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Purple Flag Anti-Social Behaviour Strategy
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New Community Engagement and Planning Strategy for towns
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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 it’s too late to save the vitality of Irish towns, the thousands of jobs located in them and the communities they serve.
26 STREETS AHEAD - A NEW VISION FOR KEEPING IRISH TOWNS ALIVE
Barry Cowen TD spokesperson on environment and local government Constituency Office, Patrick Street, Tullamore, Co. Offaly. ✆ 057 932 1976 v 057 932 1910
0612
Dáil Éireann, Leinster House, Kildare Street, Dublin 2. ✆ LoCall: 1890 337 889 * cowenconstituencyoffice@gmail.com