Mallow shaping the future of ireland's towns 14 july 2014

Shaping the future of Ireland’s towns Mallow – a mid-sized town in transition An RIAI CPD Colloquium held on June 20th 2014 at Hibernian Hotel, Mallow Report on Proceedings Colloquium conceived and organised by RIAI Urban Design Committee and supported by Cork County Council, RTPI, Academy of Urbanism and Urban Forum.

Background The attractiveness of medium-sized towns as places to live, work, raise a family and visit, has become a key element in driving local economic investment and progress. Some Irish towns already enjoy the benefits of investment in urban regeneration and improvements in the public realm – accessibility, traffic management and conservation of the built heritage. A sense of place to be valued and enjoyed is now central to fostering the growth and prosperity of the towns and cities of Ireland.

Recent economic challenges and ongoing pressure on public finances have reduced direct public investment in town regeneration. The unsustainable levels of new build at inappropriate suburban/peripheral locations in the recent past have sharpened the focus on the re-use and maintenance of the nation’s existing urban fabric as a priority in driving the wider regeneration of towns through well-planned urban design strategies.

This colloquium was the first of a planned series of CPD programmes coordinated by the RIAI in response to the clear need for consensus on action required to achieve that outcome.

Objective of the Colloquium Series The central objective of the proposed series of colloquia is to bring together the stakeholders from relevant government departments, local authorities, professional organizations, practitioners and local communities to strengthen an awareness of the social and economic benefits of urban design and the need for a “joined-up” approach to the regeneration and development of Irish towns. Mallow is the first of an intended series of towns to be explored in terms of its vitality, urban structure, public realm and its strengths and weaknesses as a unique place to live, work and visit.

The first half of the interactive one-day programme – Parts 1 and 2 – comprised overview contributions on the context of the colloquium and a series of short presentations by experts in all relevant aspects of Mallow’s history, heritage, configuration, public realm, road network and central area: they set the scene in the second half for Part 3 – six workshops on key urban design issues with recommendations in each case; and Part 4, the concluding review and summation.

1

PART 1 Introductory Session Minister of State for Research and Innovation, Sean Sherlock TD welcomed the participants and opened the Colloquium. He welcomed the RIAI’s initiative in Mallow and acknowledged that towns in Ireland are facing many challenges including the “hollowing out” of functions and business in the central core. He said it was important to have a clear strategy to deal with this – “re-imagining the town” is now seen as crucial to encouraging ongoing investment and development – and he noted the efforts of the Mallow Development Partnership. The former Mayor of County Cork, including Mallow, said that for a renewal programme to be effective it must have the support and commitment of the community: Mallow people must think about their town and participate in envisaging its future. Cork County Councillor Fitzgerald also welcomed the RIAI initiative and looked forward to hearing constructive and creative ideas from the outside. He agreed that investment in the public realm was an effective and visible driver of renewal.

The President of the RIAI Robin Mandal emphasised the importance of a shared vision for the future of the town, building on its existing and potential centres of heritage and culture with their unique background and history and with the aid of the required multi-discipline teamwork to develop urban renewal strategies that would deliver better places to live and work.

Mallow in Context Senior professionals from Cork County Council and representatives of the business community made presentations on the town’s built and archaeological heritage and opportunities for enhancing their role in attracting visitors; and the County Councils general vision for the urban environment as a framework for the involvement of architectural and related professionals in the safeguarding and improvement of the county’s public realm.

A specific presentation dealt with the current issues in Mallow itself relating to the public realm, traffic management and the urban landscape.

The session concluded with a brief round table discussion from which two main points emerged: (i)

Mallow should maximise the potential of its existing heritage assets and take a culture and heritage-led approach to regeneration and renewal;

(ii)

The predicted increase in population over the coming generation raises questions to which the County Council in dialogue with business and community leaders could respond with a shared vision for the town’s prosperous future: the agri-sector, tourism and housing would figure prominently in such consultations.

2

PART 2 National and Local Challenges This session comprised a series of presentations which focused on national challenges for the smaller town and highlighted relevant innovative solutions in other Irish regions and urban areas in terms of spatial planning, design and enterprise. Specific cases were presented and demonstrated from Kilkenny, Westport and Youghal together with a particularly interesting example of civic stewardship innovation in Northern Ireland.

Current national policies and strategies supporting the development of historic towns were outlined.

The afternoon concluded with a round table discussion which focused on the core material presented earlier. Key conclusions were: (i) (ii) (iii)

The need for a clear vision or strategy shared by the planning authority, business and the community for the cultural, social and economic development of the town; A viable economic strategy is interdependent on a comprehensive plan for the improvement of the public realm, combining to make a better place to visit and do business; Dialogue at community level should commence by asking the right questions - as opposed to seeking convenient answers; the County Council could be a facilitator.

PART 3 Colloquium Workshops 1 – 6 This session commenced with a guided “walkabout” taking in the impressive long and gently-curved main street and the equally impressive castle area together with a description of public realm improvements currently proposed by the County Council. Six round table workshops, each comprising 6 – 10 participants, were chaired by a facilitator each of whom reported on the respective outcomes as summarised below: Workshop 1 – Traffic Management/Transport Objectives: Assessment of the proposed northern relief road (options and benefits): links to public transport, parking/land use.

Outcome:

Strategic suggestions for traffic management in Mallow which would facilitate the reinvigoration of the town centre.

The key points reported from this workshop were: 1

Manage car parking as a civic resource. Consider variable pricing to attract more visiting drivers to the town centre car parks and away from the kerb side in the main street (more retail customers or more congestion?);

3

2

To most visitors a public car park is their first impression of the town. Improve the appearance of parking facilities with appropriate urban landscaping and planting as part of a Public Realm Plan;

3

Improve the condition of the inner relief road (Park Road) – a boulevard approach;

4

More connectivity (pedestrian and cycle ways) from town centre to parkland (wetland) and the suburban south bank of the river by additional crossings;

5

Commission a 3d urban design plan for the development of the “backland” plots facing onto Park Road that integrates with the existing urban fabric.

Workshop 2 – The Public Realm Objectives: Identification of the town core area and main urban spaces/potential spaces and attractions/areas of dereliction/drift to periphery/permeability and linkages. Examine options for development in core area.

Outcome:

Summary of core issues which required to be addressed in the process of Re-inventing the town for the future.

The key points raised in the course of lively discussion were: 1

Soften the basic linear urban structure – the “herringbone” – by strengthening the lateral lanes: encourage new development on lane frontages and new pedestrian linkages to minimise culs-de-sac;

2

Create better pedestrian and cycle links between the centre and the peripheral housing developments to the north-east of the centre and on the south bank of the river. Provide two new pedestrian/cycle bridges linking the latter with Davis Street via the river banks, the Long Meadow and St Mary’s and St Michael’s churches. No further transpontine development to be contemplated until the bridges were in place;

3

The car park at Carmichael Lane could double as a revived Market Place. Partial kerb-side parking in Davis Street (per Westport example) should be metered: offstreet car parks in the back areas should be free of charge.

4

Commission a comprehensive Public Realm Plan for Mallow (see the Cashel precedent), having regard to the proposals of the office of the Acting County Architect and the excellent work exhibited by DIT School of Architecture. The quality of the townscape was seen as requiring an integrated urban design strategy for the conservation, renewal and consolidation of the urban fabric.

5

Cork and Mayo County Councils have shown how the public realm of historic towns can be improved and sustained by a resident “town architect” and how a hands-on urban design presence raises civic awareness and support for environmental initiatives. Mallow needs such a full-time professional input now.

4

Workshop 3 – Cultural Heritage and the Castle Site Objectives: Identify Mallow’s built and other cultural heritage. Explore historical plot sizes/ lanes/streetscape/market square/historical modern buildings of note. Consider the potential for cultural development of the Castle as a tourism highlight.

Outcome:

Identification of urban planning and archaeological issues which can guide development of local heritage and inform the public realm town development plan, including the maximising of the cultural and tourism potential of Mallow Castle.

The key points reported from this Workshop were: 1

Mallow Castle is a valuable asset for the town, relatively unknown, which requires greater public awareness and bringing into use on an incremental basis; for example, the use of the principal rooms for lectures and cultural events. Improve the links between the Castle and the town park/riverside;

2

Bring the walled garden within the Castle back into use, possibly as a communitybased project; likewise the ancillary farm buildings;

3

Bridge Street – public realm works should extend into this area which has a potential “left bank” character. Bring the clockhouse into active use with public access;

4

Develop cultural/heritage walking routes in the existing lanes to create new links in the Streetscape;

5

The hope was expressed that the fencing around the “ha ha” at the castle might be reconsidered.

Workshop 4 – Amenity/Landscape/Greenway Objectives: Recognise the need for a mechanism to develop an Amenity Plan; the potential for a linear green route/development of the river potential; utilisation of disused railway lines; tourism relevance and funding.

Outcome:

Guidance for development and implementation of an Amenity Plan. Delivery of ideas for further development within the plan; mechanisms to assist delivery.

Key points raised by this Workshop were: 1

Create linkages from residential areas to town centre, including two new bridges from south-side of the river. Traffic-calm the relief road and provide pedestrian crossings;

2

Develop the lanes – brownfield sites adjacent to main linkages, enhancing the public realm with minor urban spaces on the routes from the bridges to the centre;

5

3

Develop the town’s aspect to the river with leisure activities (kayaking/fishing/swimming).

Develop the flood-plain as a water amenity through appropriate planting;

4

Connect the greenway to the Castle and extend it to Lover’s Leap, GAA grounds and racecourse – an alternative access by bicycle or on foot to leisure facilities;

5

Consider amenity/leisure links to other towns, possibly via disused railway – an extraurban greenway. Consider feasibility of public access to 20-odd monuments in the town.

Workshop 5 – Stewardship Objectives: Identify management resources/initiatives required to lead and deliver a renewal programme in Mallow.

Outcome:

Proposals for specific management structures, objectives and methods for delivery required within a new “local authority” to achieve the desired outcomes.

The key points emerging from this Workshop were: 1

The future civic governance of Mallow is unpredictable with the disbandment of the town council. Now six councillors represent the Mallow/Kanturk electoral area and a new district clerk is being appointed. A locally-driven approach to the issue of civic leadership will be necessary;

2

Local community talent needs to be identified and engaged from the bottom up and the County Council needs to be proactive in guiding and mentoring this process;

3

Locally based events – cultural, tourism orientated and commercial – need to be encouraged and supported by the County Council;

4

Local businesses also need to show leadership - engaging, supporting and organising with the local community.

The County Council, the Mallow Development Partnership and the Chamber of Commerce should jointly run a fulltime office to coordinate promotional initiatives;

5

Workshop members visited Clonakilty the following day and learned how the community had organised its own non-statutory “local authority” with an elected 5-year Mayor affirming the town’s local identity and governance: the community is the steward of regeneration. Also noted was the beneficial impact on the streetscape of the Council’s “town architect”.

Workshop 6 – Local Economy Objectives: Proposed mechanisms for the development of the local commercial economy, with the focus on Mallow town centre.

Outcome:

Mechanism or process to address redevelopment of town centre economy.

6

The key points raised in this workshop were: 1

Mallow needs to understand its position and identity in the context of a revived National Spatial Strategy: the commuter town has its own added-value of week-end family spending: it is also an agri-town and a local community;

2

The physical disconnect between the town and the railway station needs to be addressed to attract more commuters to public transport;

3

Mallow is a major centre for milk production/processing/distribution – visiting the plant could be a tourism attraction;

4

Mallow could be an exemplar “healthy” town for sport, living, bringing up families and as a test-bed for research into healthy living, working with third level faculties and health care providers;

5

Revive retail vibrancy: for example late opening of town centre shops for returning commuters; venture capital available for local people using their savings to microfinance local investment.

PART 4 Concluding Summation This session provided an overview of the day, commencing with a summary by the six facilitators of the outcomes emerging from the workshops as recorded under Part 3 above.

The following is an attempt to identify the high-level conclusions of the Mallow colloquium: 1

Address the issues of selective vehicular traffic access, circulation and parking.

Develop a safe network of pedestrian and cyclist routes as linkages between the town centre, heritage sites and peripheral residential clusters;

2

Procure a comprehensive and inclusive master-plan for the public realm as a statutory component of the town’s development plan, with emphasis on the husbandry and enhancement of the inherited streetscape, implementation to be overseen by a “town architect”.

3

Maximise the potential for public access and use of the town’s heritage sites and buildings as a cultural experience and as tourist attractions;

4

Prepare an amenity plan as an extension of the public realm plan to develop the existing potential for public enjoyment of urban landscaped areas – river banks, parks, disused railway lines. Develop the concept of the “healthy town”;

5

Address the civic management vacuum created by the abolition of the Town Council through community leadership facilitated by the County Council and supported by the business community. The primary aim should be a shared vision for the future prosperity and attractiveness of the town in sustaining a growing population: stewardship of the future should be community-led;

7

6

An enabling element in the future prosperity of Mallow must be a realistic economic strategy led by the business sector and facilitated by the County Council which recognises the town’s multiple character – a commuter settlement, an agri-centre, a locally working community and a potentially important tourist attraction.

Finally, a keynote address was given by Mr David Rudlin, Managing Director URBED (Urbanism Environment and Design) and founding academician of the Academy of Urbanism. His presentation centred on various techniques involved in place-making and the challenges facing small towns in the UK. In conclusion, formal acknowledgements to sponsors, partners, organisers and participants were made and all presentations were noted as being available on the RIAI website. While each participant may have taken away their own impressions of the relative importance of the many conclusions emerging from the colloquium, there appeared to be general agreement that the event had been a worthwhile exercise in contributing to a shared understanding of the issues to be addressed in achieving the sustainable evolution and prosperity of Ireland’s towns.

Postscript It is hoped that this Report, when the recipients have had time to consider it, may lead to a voluntary gathering of the stakeholders to review inter alia: (a)

the validity of all or any of its conclusions/recommendations from the perspective of the local community;

(b)

the viability of the colloquium format as a basis for a series of such meetings in other selected towns;

(c)

the potential of the County Council in facilitating the emergence of local civic leadership to drive the process of renewal and development;

(d)

if the general reaction is positive, to restate the priorities for a plan of action.

It is necessary to emphasise that the recorded opinions and conclusions emerging from the workshops were generally based on a brief overview and visit to this attractive town and its neighbourhood without regard to their technical, financial or political feasibility. They are offered in good faith on a pro bono basis to advance the aim of the colloquium – to promote an awareness of the need for joined-up multi-discipline thinking in the renewal and development of Irish towns. The attendance on the day demonstrates the interest of RIAI members in addressing the spatial and visual challenges of urban conservation and renewal.

14th July 2014

8