Untitled - Cork City Council

ROGER TYM & PARTNERS 

Fairfax House 

15 Fulwood Place 

London WC1V 6HU 

t (020) 7831 2711 

f (020) 7831 7653 

e london@tymconsult.com 

w www.tymconsult.com 

This document is formatted for double-sided printing. 

P1768

CONTENTS 

EXECUTIVE SUMMARY............................................................................................i-iii 

1 INTRODUCTION.......................................................................................................... 1 

Context............................................................................................................................1 

Study Approach ..............................................................................................................1 

Structure of Report..........................................................................................................2 

2 POLICY REVIEW......................................................................................................... 3 

National Spatial Strategy.................................................................................................3 

National Development Plan.............................................................................................4 

Retail Planning Guidelines 2000-2005............................................................................4 

Regional Planning Guidelines for the South West Region ..............................................5 

Cork Area Strategic Plan (CASP) 2001-2020..................................................................5 

The North and West Cork Strategic Plan 2002 to 2020...................................................6 

Cork Strategic Retail Study (CSRS) 2002.......................................................................7 

Cork County Development Plan 2003 .............................................................................8 

Cork City Development Plan 2004 ................................................................................10 

Draft City Centre Retail Strategy and Action Plan 2007 ................................................10 

3 THE RETAIL HIERARCHY......................................................................................... 11 

Introduction ...................................................................................................................11 

Cork City Centre............................................................................................................14 

Cork City Suburbs .........................................................................................................14 

Outer Metropolitan Area................................................................................................16 

Ring Towns ...................................................................................................................17 

County Towns ...............................................................................................................19 

Retail Warehousing.......................................................................................................21 

Summary.......................................................................................................................21 

4 SHOPPING PATTERNS ............................................................................................ 23 

Introduction ...................................................................................................................23 

The Shoppers ...............................................................................................................23 

The Household Survey..................................................................................................25 

5 DEMAND ANALYSIS ................................................................................................. 31 

Introduction ...................................................................................................................31 

Comparison Expenditure Patterns ................................................................................31 

Convenience Goods......................................................................................................36 

6 STRATEGY................................................................................................................ 41 

Introduction ...................................................................................................................41 

Distribution of New Comparison Goods Floorspace......................................................41 

Distribution of New Convenience Goods Floorspace ....................................................43 

Retail Hierarchy ............................................................................................................44 

Phasing.........................................................................................................................48 

Specialist Retail Formats ..............................................................................................49 

APPENDICES 

Appendix 1 : Population Projections 

Appendix 2 : Retail Commitments 

Appendix 3 : Survey and Questionnaires 

Appendix 4 : Quantitative Assessment of Retail Spending 

Appendix 5 : Guidance on Undertaking Retail Impact Assessments

Cork Strategic Retail Study 

EXECUTIVE SUMMARY 

Context 

1 This Strategic Retail Study updates that previously undertaken for the City and the 

County in 2002. The study was completed in parallel with work on the CASP 

strategy update and will inform the current reviews of the Development Plans for the 

City and County. 

2 The joint City and County retail strategy set out in the existing Development Plans 

acknowledges Cork City centre as the primary retail centre in the hierarchy and the 

focus for comparison goods retail development. The joint strategy seeks to control 

the expansion of the suburban district centres so that planned development in the 

City centre and the Metropolitan towns can be achieved. Retail growth in the Ring 

and County towns is to reflect planned population growth. 

3 The need for additional retailing will be driven both by changing consumer 

expenditure and population. Between 2002 and 2006 the population of the City and 

County grew by 1.82% per annum and is projected to continue to increase at a 

marginally lesser rate up to 2020. The National Spatial Strategy provides a 

strategic emphasis for the promotion of investment and development of Cork City 

and County as an expanded Atlantic Gateway. Particularly strong economic growth 

and housing development is anticipated within the Metropolitan Area. Outside the 

Metropolitan Area, Mallow is to be a hub town. 

The Hierachy 

4 There is a total of 384,625 square metres of net retail floorspace within the City and 

the County. A little under three quarters is comparison goods space and a little over 

a quarter is convenience goods space. Some 22 per cent of total retail space is in 

the City centre and 15 per cent is in the suburbs. The remainder is distributed 

relatively evenly elsewhere in the suburbs and the County. About a quarter of retail 

provision is located in out-of-centre locations as free standing stores or retail 

warehouse parks. The location of centres within the retail hierarchy is shown in 

Figure 3.1 on page 13. 

Table 1 : Distribution of Net Sales Retail Floorspace (July 2007) 

Comparison 

(m 2 net) 

Convenience 

(m 2 net) 

Total 

(m 2 net) 

Cork City Centre 73,765 11,005 84,770 

Cork Suburbs 38,760 21,090 59,850 

Outer Metro Area 25,275 23,930 49,205 

Ring Towns 30,995 18,705 49,700 

County Towns 28,850 18,925 47,775 

Out-of-Centre 3,830 7,740 11,570 

Retail Warehouses 81,755 - 81,755 

TOTAL 283,230 101,395 384,625 

5 Cork City centre and Mahon Point are the main comparison goods shopping 

destinations within the Study Area. In combination they attract about two thirds of 

comparison goods spending. The City centre and Mahon Point also capture trade 

from outside the City and County. The survey of shoppers suggests that 9 per cent 

of Cork City shoppers and 5 per cent of Mahon Point shoppers live outside the 

Roger Tym & Partners with Simon Clear & Associates 

March 2008 

i


Study Area. The centres in the Outer Metropolitan Area and elsewhere in Cork 

County provide a more limited range of comparison goods. Effectively they serve 

the main food shopping trip and provide for relatively localized comparison goods 

needs. 

Future Retail Requirements 

6 Future requirements for additional retail provision are driven by population growth 

and changes in consumer spending on shopping. Consumer spending per capita in 

the Study Area is higher than the national average and generally higher than the 

other conurbations except Greater Dublin. For the Study Area as a whole we 

project an increase of €574 million of convenience goods spending to support 

additional turnover within existing shops and new retail development – i.e excluding 

SFT (special forms of trading). Similarly, for comparison goods we project an 

increase of €2,269 million, including potential inflows from outside the County. 

7 Clearly not all this expenditure growth will be available for new development; some 

will go to currently committed retail proposals which are under construction or have 

planning permission, and some of the growth in consumer spending will be 

absorbed by sales density growth within existing shops which over time effectively 

enhance their productivity. Overall we estimate a surplus of potential convenience 

goods spending to support new development of some €410 million by 2020; the 

corresponding figure for comparison goods shops is €1,639 million. In Table 2 we 

set out our recommended distribution of additional floorspace in response to 

spending changes and reflecting the different sales densities which are likely to be 

achieved for the main retail formats in different locations. 

Table 2 : Strategy For Future Development 2007 – 2020 (m 2 net) 

Convenience 

Comparison 

Cork City Centre } 12,040 77,460 

Cork Suburbs } 26,580 

Outer Metro Area 27,440 22,090 

Ring Towns 5,590 19,170 

Other County Cork 5,860 20,470 

Retail Warehouses - 93,440 

TOTAL 50,930 259,210 

Notes: (1) These guidelines are rounded to the nearest 10 square metres 

(2) The areas shown for convenience goods are an average of the large format and 

medium sized supermarket format scenarios 

(3) Figures for the City centre include Docklands and other neighbourhood centres 

8 Up to 2013, committed convenience and comparison goods development roughly 

matches projected expenditure growth, although there is a clear short term need to 

bring forward more foodstore development in the Outer Metropolitan Area. 

However, given the long lead time for retail development, particularly town centre or 

edge-of-centre development, it is important to plan now for development which will 

be built and occupied in 2013 or shortly afterwards. The key strategy 

recommendations for the main areas is summarized below. 


March 2008 

ii


Cork City Centre 

9 The focus for new comparison goods provision is to be the City centre and the 

additions to it which have been identified by the City Council in the four nucleus 

zones set out in the City Centre Retail Strategy and Action Plan. In order to ensure 

that time is allowed for progression of City centre development, the extent of 

development in the suburbs needs to be monitored carefully against guideline 

targets so that the City centre potential is not jeopardized. 

Rest of Metropolitan Area 

10 Retail provision in the suburbs is currently somewhat skewed towards the district 

centres in south Cork City. To achieve a better distribution in relation to population, 

future retail development should be allocated 40 per cent to north Cork City and 60 

per cent to south Cork City. It is considered that Mahon Point should remain much 

at its present size and that additional development should be located in the 

remaining District Centres together with additional districts centre provision in the 

north east and north west of Cork in the form of upgrades to existing 

Neighbourhood Centres. A key factor in the phasing of suburban development will 

be the need to assess both the individual and overall transport effects of additional 

development and plan for any improvements that will be required. 

11 In the Outer Metropolitan Area, Midleton, Blarney, Ballincollig and Carrigaline are to 

be the main focus for expansion. 

Ring Towns and Other County Towns 

12 In the Ring towns there are opportunities for additional development in all towns 

except Kinsale where current commitments are likely to meet projected needs. 

Mallow has more sub-regional significance under the NSS and can be expected to 

continue to consolidate as a retail centre. 

13 There are a number of relatively self sufficient towns in rural North and West Cork 

which serve an important local retail role. Bantry, Charleville, Clonalkilty, Kanturk, 

Mitchelstown and Skibbereen have been designed with the role of expansion towns. 

Millstreet, Newmarket, Dunmanway, Castletownbere and Schull are small local 

centres. 

Retail Warehousing 

14 The scale of retail warehouse development has increased substantially over the last 

5-6 years. There is potential for continued development in edge-of-centre locations 

or where it can be demonstrated that effective links with an adjacent centre can be 

established so as to promote commercial synergy. An increased emphasis in public 

transport accessibility is also required. 


March 2008 

iii


1 INTRODUCTION 

Context 

1.1 This study is the third in a series commissioned by Cork City Council and Cork County 

Council over the past decade. The previous studies are: 

• Retail Study of County Cork for Cork Corporation and Cork County Council 1997 

• Cork Strategic Retail Study for Cork City & County Councils 2002. 

1.2 The 2002 study fed into the Cork County Development Plan (2003) and the Cork City 

Development Plan (2004). This update projects retail floorspace requirements at 2013 

and 2020, and informs the reviews of these documents. 

1.3 Since 2002, spending power and population forecasts have increased. Other changes 

are: 

• Significant housing expansion is proposed in the Metropolitan Area. 

• Mallow is proposed as a “hub town” in the National Spatial Strategy. 

• New residential and employment development is proposed at the Docklands. 

• There is increasing pressure to provide new floorspace in the suburban centres. 

• Retail warehousing has become more important in the City & County. 

• Discount stores are increasingly looking to locate in the towns. 

1.4 This study recommends how, taking the above into account, retail growth can best be 

balanced between different locations to ensure a sustainable pattern of development. 

Study Approach 

1.5 As in the previous studies, there have been three main stages to the work. 

1.6 First, we have undertaken a number of surveys: 

• Floorspace surveys of all centres previously surveyed in 2002, plus some surveys 

of additional centres. 

• A telephone survey of households to establish shopping patterns. 

• A street-side shoppers’ survey in Cork City centre and at Mahon Point. A key aim 

of this was to establish whether these centres attract out-of-County trade (and if so, 

how much). 

1.7 In addition to these surveys we consulted with each of the nine Town Councils as well 

as with the City and County planning officers. The purpose of these consultations was 

to understand how retailing in the City, suburbs and towns has changed since 2002, 

and to gather information on new developments, planning applications and site 

allocations. 

1.8 To gain a market perspective we also consulted several commercial property agents. 

The agents provided details of retail rents, vacancies and occupier demand. 

1.9 In parallel with these consultations we advertised for written submissions from 

interested parties. 

1.10 Second, we undertook projections of expenditure growth and centre turnovers. This 

resulted in a requirement for additional retail floorspace. 

1.11 Third, we finalised the proposed retail strategy and prepared policy recommendations 

for guiding the reviews of the Development Plans. 


March 2008 1


Structure of Report 

1.12 This report sets out the key findings of our work. 

1.13 In Section 2 we present relevant planning policy. Then in Section 3 we outline the 

retail hierarchy and summarise the performance of the main retail centres. For each 

centre we discuss changes since 2002 and identify opportunities. 

1.14 In Section 4 we summarise the results of the household and shoppers’ surveys. In 

Section 5 we set out population and expenditure forecasts. 

1.15 We then progress to the strategy and policy recommendations, which are set out in 

Section 6. 


March 2008 2


2 POLICY REVIEW 

National Spatial Strategy 

Overview 

2.1 The National Spatial Strategy for Ireland (2000-2020) aims to achieve balanced social, 

economic and physical development and population growth between regions, 

supported by effective planning. 

2.2 The NSS proposes that development and growth be concentrated in a network of 

“gateway” cities and “hub” towns. 

The South West Region 

2.3 The NSS designations for the South West Region are shown in Figure 2.1, below and 

envisage Cork City and County as part of an expanded ‘Atlantic Gateway’ which will 

lead to further population and economic growth. 

Figure 2.1 South West Region 

Source: NSS, Map 8 

2.4 Cork City is the designated gateway for the South West region. The NSS states that it 

should build on its substantial and established economic base to lever investment into 

the region. It has the potential to be developed to the scale required to complement 

Dublin. The City should be enhanced as a metropolitan, business friendly, public 

transport based and physically attractive city. 

2.5 Mallow is designated as a hub town. Improvements to the road network, 

communications infrastructure and public transport links will be key to supporting it 

growth, as well as improvements to the townscape and better local services. 

2.6 Towns in Metropolitan Cork, such as Midleton, Cobh and Carrigaline, need to be 

promoted and developed as self-sustaining towns. They will benefit from proximity to 

Cork whilst building up their employment and service functions. 


March 2008 3


National Development Plan 

2.7 The National Development Plan (2007-2013) was launched in January 2007. It sets 

out an investment programme for economic infrastructure, social inclusion measures 

(children, people with disabilities, etc.), social infrastructure (housing, health, justice, 

etc.), human capital (schools, training, higher education, etc.), and enterprise, science 

and innovation. 

2.8 Investment is focused on the gateways identified in the NSS and on linking these 

gateways with smaller urban centres and rural areas. 

2.9 Key investments planned for Cork are road improvements, public transport 

improvements, urban renewal schemes and improvements to tourism, cultural and 

recreational facilities. 

Retail Planning Guidelines 2000-2005 

2.10 The Department of the Environment and Local Government issued the Retail Planning 

Guidelines in December 2000, as a result of increasing pressure for retail development 

over the previous decade. 

2.11 The Retail Planning Guidelines were re issued in February 2005 with an amendment, 

which lifted retail warehouse floorspace restrictions for individual large-scale retail 

warehouse developments in Dublin and in the gateways identified in the NSS. 

2.12 The retail planning guidelines identify a national retail hierarchy, consisting of four tiers. 

The first is Dublin and the second comprises Cork City, Limerick, Galway and 

Waterford. These cities provide a range of high order comparison shopping which is 

largely unmatched elsewhere. The first two tiers of the hierarchy account for over half 

of total comparison goods turnover. 

2.13 Mallow and Midleton are included in a group of large towns regarded as third tier 

shopping locations. Most of these have national supermarket chain representation and 

many have significant comparison goods shopping. 

2.14 The fourth tier of the hierarchy comprises towns in the 1,500 to 5,000 population 

category – some 75 in all. These provide basic convenience shopping, either in small 

supermarkets or convenience shops. Some also provide lower order comparison 

shopping such as hardware and clothes. 

2.15 Beyond these tiers, shopping at the most local level is provided by corner shops in 

suburban areas, village stores and retail units on petrol filling station forecourts. The 

rural shop and post office is recognized as having particular importance in supporting 

social and economic life in remoter areas. 

2.16 The key policy objectives of the guidelines include: 

• To facilitate a competitive and healthy environment for retail industry i.e. it is not 

the role of the planning system to stifle competition, preserve commercial interests 

or prevent innovation in retailing; 

• To promote development which is easily accessible – particularly by public 

transport – and in locations which encourage linked shopping, business trips; 

• To support the continuing role (and vitality and viability) of established centres; and 

• To presume against large-scale retail centres adjacent or in close proximity to 

existing, new or planned national roads and motorways. 

2.17 The guidelines emphasise the need for retail planning strategies and decisions made 

on retail planning applications to be firmly embedded in a plan-led system. 

2.18 They advocate the application of the sequential test to the location of retail 

development, with preference given to town centre sites, followed by edge-of-centre 


March 2008 4


sites – within an easy and convenient walking distance from the primary shopping core 

(300-400m). 

2.19 Finally, they state that for all applications for large scale retail development, retail 

impact should be assessed. 

2.20 There are also policy guidelines for particular types of retail development: 

• Outside Greater Dublin, there is no justification for new large scale regional 

shopping centres; 

• Development plans will identify any need for new District centres, comprising up to 

10,000m 2 in the main towns and 20,000m 2 in Dublin; 

• Large foodstores will be subject to a 3,500m 2 net retail floorspace cap in Greater 

Dublin, and 3,000m 2 net retail floorspace elsewhere; 

• Discount foodstores of up to 1,500m 2 gross floorspace have a potential role in 

extending the choice and range of retailing; 

• Retail parks in the range of 8,000 to 15,000m 2 (gross) of development will generally 

be acceptable provided the range of goods is conditioned to the sale of bulky 

household goods only, i.e. carpets, furniture, white electrical goods and DIY items; 

• Retail warehousing units will be subject to a 6,000m 2 gross floorspace cap 

(including ancillary garden centre) 1 . Councils may wish to impose a minimum size 

condition (700m 2 ) on units in out-of-centre locations to prevent sub-division or 

smaller stores; and 

• In petrol filling stations, up to 100m 2 net retail sales area will be allowed. 

2.21 The aim of floorspace caps is to reduce the likelihood of local monopolies. 

Regional Planning Guidelines for the South West Region 

2.22 The Regional Planning Guidelines (RPGs) for the South West (adopted in May 2004) 

set a target population of 700,000 for the region by 2020 (the population at the 2002 

census was 580,000). 

2.23 In line with NSS policy, the majority of population growth is set to take place in Cork 

City and the Metropolitan Towns, a single housing and employment market. Additional 

growth is envisaged at the Mallow hub, with smaller scale growth in the towns, villages 

and rural areas. Metropolitan Cork (Cork City Council area together with the satellite 

towns of Ballincollig, Blarney, Carrigaline, Carrigtwohill, Cobh, Glanmire/Riverstown, 

Midleton, Passage West and Tower and the strategic industrial areas and villages) is 

set to grow by a minimum of 65,000. 

Cork Area Strategic Plan (CASP) 2001-2020 

2.24 CASP provides a vision and strategy for the development of the Cork City sub-region 

up to 2020. It sets out a broad-brush rail and public transport based strategy to guide 

the general direction and scale of growth. The CASP strategy is currently being 

updated. 

2.25 The strategy is summarised by Figure 2.2, below. The circles identify the major growth 

areas, with the dark shaded sections representing existing population and the light 

shaded areas representing additional population. 

1 The threshold was amended to accommodate larger stores in IAP areas in NSS gateways in 2005 


March 2008 5


Figure 2.2 Cork Area Strategic Plan Diagram 

Source: CASP Part A, Figure 2.1 

2.26 The CASP study has enabled both Cork City and County to sign up to a long term 

planning strategy for the area based on Cork Gateway as a major housing and 

employment market and the central focus of the Mallow to Midleton railway line. It has 

identified an urban hierarchy indicating the primacy of the city and the importance of 

the towns in the metropolitan area and the Ring towns. 

2.27 The strategy envisages substantial development and regeneration in the City centre as 

well as key settlements along the Mallow – Cork – Midleton railway alignment (including 

a new settlement; Monard). Significant development is also proposed in some of the 

ring towns. Underpinning the strategy is a vision of Cork City as the capital of a 

prosperous and thriving region and the key driver of its social, economic and cultural 

vitality. 

The North and West Cork Strategic Plan 2002 to 2020 

2.28 The aim of this plan is to make north and west Cork more attractive places to live for 

young adults. Measures to achieve this include: 

• Improving the economy 

• Improving infrastructure and communications 

• Promoting access to social, recreational and cultural facilities. 

2.29 The Plan proposes that industrial development should be focused in a number of 

areas, including Clonakilty which should be designated as a centre for technology 

industries. 


March 2008 6


2.30 It also proposes designating a development corridor along the N20 from Cork to 

Limerick in the section between Mallow and Charleville and strengthening the Cork / 

Macroom / Killarney route as a potential development corridor. 

Cork Strategic Retail Study (CSRS) 2002 2 

2.31 The Cork Strategic Retail Study 2002 superseded the Cork County Retail Strategy 

(1997). A joint retail strategy was derived from the CSRS and incorporated into the 

City and County Development Plans. 

2.32 The Study recommendations are summarised in Table 2.1 below. 

Table 2.1 CSRS Recommendations 

Cork City 

Centre 


suburbs 

Metropolitan 

towns 

Ring towns 

Rural North 

Cork 

Rural West 

Cork 

Cork City centre should remain at the top of the retail hierarchy and be the 

focus for higher order retail development 

The Council should bring forward prime central area developments such as 

the St. Patrick’s St and Guys sites. 

The Council should improve the quality of in the environment of St. Patricks 

St. 

Policies should provide for incremental expansion through the defined Retail 

Area into potential new retail areas to the north and east. 

The Docklands Development Strategy, which identifies a retail opportunity, 

should be taken forward. 

By 2011, 9,000m 2 of comparison floorspace and 6,500m 2 of convenience 

floorspace should be built in Blackpool, Douglas and Wilton. 

By 2006, the Mahon Point site should be developed to accommodate 

11,000m 2 of comparison floorspace and 2,800m 2 of convenience floorspace. 

Policies should provide for the appropriate distribution of both comparison 

(19,000m 2 ) and convenience (10,000m 2 ) floorspace into the metropolitan 

towns. 

Ballincollig and Midleton can accommodate additional provision. Blarney and 

Cobh can accommodate additional floorspace serving the tourism industry 

and Carrigaline can also be expanded. 

Due to their relatively greater independence from the City Centre, policies 

should be drafted to ensure that the ring towns continue to improve their 

retail function within their respective catchments. 

Policies should provide for the appropriate distribution of comparison 

(12,000m 2 ) and convenience (3,000m 2 ) floorspace in the towns. 

Charleville and Mitchelstown are reasonably self sufficient in providing retail 

facilities for their catchments. Policies should provide for consolidation. 

In both towns there is potential to provide additional retail floorspace on town 

centre sites. 

Clonakilty has the main role in this area and has potential as a tourist town. 

There is potential for additional comparison and service floorspace in the 

town centre. 

2 Cork Strategic Retail Study 2002 is subject to this review. 


March 2008 7


2.33 Since 2002, the Councils have taken these recommendations forward. In the City, the 

St. Patrick’s St and Guys sites are under construction. Several other central schemes 

are either under construction or have planning permission. The City Council have 

zoned land for retail at the Docklands, which will be delivered in line with residential 

and employment development there. 

2.34 Over 12,000sqm net of comparison floorspace has been developed at Mahon Point, 

along with over 12,000sqm net of retail warehousing. There is planning permission for 

further development. In Douglas there is planning permission for an additional 

3,500sqm net of comparison floorspace. A retail park has been developed at 

Blackpool and there is planning permission for further floorspace. The Wilton shopping 

centre has been extended and a new Tesco store has been built. 

2.35 New retail development has taken place in Ballincollig, Carrigaline, Cobh and Midleton 

metropolitan towns, and the County Council have planned a northern expansion to 

Blarney that will include new retail space. 

2.36 In the ring towns, over 20,000sqm net of new comparison, over 8,000sqm net of new 

convenience and over 6,000sqm net of new retail warehousing floorspace has been 

developed. Much of this has been in Mallow. Further developments have planning 

permission. 

2.37 In rural North Cork, new retail developments have taken place in both Charleville and 

Mitchelstown. In West Cork, Clonalkilty has seen an extension to Supervalue and an 

out-of-centre Dunnes store has been developed. An out-of-centre discount store has 

been developed at Skibberean. 

Cork County Development Plan 2003 

Settlement network 

2.38 The Plan aims to develop a strategic network of settlements, stating that “A strong 

network important to sustain healthy population levels and enhance quality of life…” 

(p33). The centres are grouped by type and the Plan sets out the role and function of 

each. The Plan aims to shift development locations to those that can be made easily 

accessible by public transport (especially rail). 

Retail policies 

2.39 The Plan acknowledges Cork City centre as the primary retail centre in the County and 

the focus for comparison retail development. It recognises the need for Cork City 

centre to expand and to improve the quality of the retail experience offered to meet its 

planned role as a retail centre of international importance. 

2.40 An objective of the Plan is to carefully control the expansion of the suburban district 

centres (Blackpool, Douglas, Wilton and Mahon Point) so that the planned 

development of Cork City centre and the metropolitan towns can be achieved. 

2.41 The Plan proposes additional comparison floorspace for the suburban district centres, 

allowing for limited expansion. It also allows for the development of some lower grade 

comparison floorspace in the neighbourhood centres. The Plan states that once the 

development of the Mahon Point centre is complete, there will be little potential for 

large-scale foodstore provision in the suburbs of Cork. 

2.42 The metropolitan towns of Ballincollig, Carrigaline and Midleton are designated as 

district centres in the retail hierarchy. 

2.43 The Plan states that Ballincollig to the west and Midleton to the east of Cork are the 

centres into which most additional floorspace should be directed. Blarney and Cobh 

can accommodate additional floorspace serving the tourism market. Carrigaline is also 

a strong retail centre, which has capacity to accommodate some expansion. 


March 2008 8


2.44 An objective of the Plan is to allow retail growth in the Ring and County towns, in line 

with planned population growth. 

2.45 The ring towns (Bandon, Fermoy, Kinsale, Macroom, Mallow, Youghal) have greater 

independence from the City centre and serve well-defined catchments. The 

Development Plan seeks to maintain their attractiveness as self-sufficient towns by 

developing the range and quality of retail development, particularly in their town 

centres. Mallow is seen as a particularly important location due to its status as a 

designated hub. 

2.46 The Plan identifies a number of neighbourhood centres. These include various suburbs 

of Cork, smaller town centres and villages. The Plan acknowledges the importance of 

neighbourhood centres in meeting local needs primarily for convenience shopping but 

also for a limited range of comparison goods. 

2.47 Local shops serve immediate local needs and provide primarily convenience goods 

within residential, commercial or mixed-use areas. It is an objective of the 

Development Plan to recognise the importance of local or ‘corner’ shops in meeting 

local shopping needs. 

2.48 The Plan states that the preferred location for new retail development, where 

practicable and viable, is in a town centre (or a district or village centre). Otherwise, the 

sequential test should be applied. 

2.49 The Plan recognises that in some towns, the development of strong convenience retail 

anchors may be a precondition for attracting enough shoppers to support an enhanced 

comparison role. This may result in a need to permit new convenience space that 

cumulatively exceeds the convenience allocation for these towns in order that they can 

also develop as comparison centres. 

2.50 It is an objective that the range of goods sold in retail warehouses be restricted to the 

sale of bulky household goods including: carpets, furniture, automotive products, white 

electrical goods, DIY items, garden materials, office equipment, industrial plant and 

equipment. Acceptable uses also include the sale of computers, toys and sports 

goods. The Plan indicates that the size of store selling computers, toys and sports 

goods should be restricted to a maximum of 2,000m 2 . 

2.51 Permitted uses exclude the sale of goods which are not bulky such as food, clothing 

and footwear items. Applicants for planning permission must demonstrate that the 

proposal will not impact on existing centres. 

2.52 The Plan notes that Cork is underprovided for in terms of modern retail warehouse 

formats, with the majority of retail warehousing located in the suburbs and 

predominantly provided in converted industrial or warehouse units. 

Variations 

2.53 The Review of Retail Warehousing in Cork (August 2004) was carried out to review the 

quantitative and locational parameters for retail warehousing in County Cork. The 

review was incorporated into the County Development Plan by Variation on 25 th July 

2005. The review indicated a demand requirement due to demographic changes, 

urbanisation and increased spending power for an additional 28,530m 2 (gross) of retail 

warehousing floorspace in addition to the figures recommended in the CSRS. 

2.54 The Retail Property Market Commentary (February 2006) concluded that the projected 

additional retail floor space for the period 2001-2011 may have been underestimated. 

As a result of these findings it is considered that each planning application for new 

retail floorspace should be assessed on its merits, existing policy and the Retail 

Planning Guidelines for Planning Authorities. 

2.55 This was incorporated into the County Development Plan by Variation on 8th January 

2007. The variation removed Objective ECO 3-11 (a): 


March 2008 9


It is an objective to ensure that there will be a clear presumption against 

comparison shopping development in the suburbs above the guideline targets 

indicated in Table 4.4. 

2.56 This variation relates to the County only, it was not applied to the City Plan. 

Electoral Area Local Area Plans 

2.57 The provisions of the CSRS were incorporated into Local Area Plans for the 10 

Electoral Areas; Bandon, Bantry, Blarney, Carrigaline, Fermoy, Kanturk, Macroom, 

Mallow, Middleton and Skibbereen. These were adopted in September 2005. In 

addition, Special Local Area Plans were produced for Carrigtwohill, Midleton. 

2.58 The Local Area Plans set out the town, district and neighbourhood centres for each 

area and make retail allocations for these centres. 

Cork City Development Plan 2004 

2.59 The Plan defines the City Centre Retail Area (CCRA) as the central “island” flanked on 

both its north and south sides by the Lee River Corridor, in addition to the area around 

MacCurtain Street. 

2.60 The Plan identifies existing and proposed neighbourhood centres throughout the City 

centre, northern suburbs and southern suburbs. These include two new 

neighbourhood centres to serve the needs of the regenerated Docklands area; at 

Victoria Road / Centre Park Road and North Docks / Lower Glanmire Road. These will 

accommodate most, if not all, of the convenience floorspace that will need to be 

accommodated in the City entre. 

2.61 The Plan identifies new local centres at Victoria Cross and near the junction of Model 

Farm Road / Rossa Avenue. 

Draft City Centre Retail Strategy and Action Plan 2007 

2.62 The City Development Plan sets out a joint City and County retail strategy as 

previously summarised at paragraphs 2.39 – 2.52. This document examines the 

comparison retail sector and outlines a strategy for the consolidation, intensification 

and growth of the comparison retail sector in the City centre to the end of the current 

development plan period and beyond. 

2.63 The document states that, based on a review of comparison retail growth between 

2002 and 2006, there are commitments in Cork City centre which will deliver over 

22,000m 2 of comparison retail floorspace with an additional 11,000m 2 in the planning 

process. This exceeds the 19,000m 2 target set to be committed by 2006 in the CSRS. 

2.64 Some 35 opportunity sites are identified based on their location, size and suitability for 

development. Sites are grouped under three headings: 

• Primary opportunity sites 

• Secondary opportunity sites 

• Other opportunity sites 

2.65 Approximately 130,500m 2 of retail floorspace is potentially developable on these sites. 

This figure points to a significant reservoir of floorspace capacity in the City centre. 


March 2008 10


3 THE RETAIL HIERARCHY 

Introduction 

3.1 In this Section, we discuss the retail hierarchy. The retail centres are grouped as 

follows: 

• Cork City centre. 

• Cork Suburbs 

- District Centres 

- Neighbourhood Centres 

• Outer Metropolitan Area 

• Ring Towns. 

• County Towns 

3.2 This hierarchy was established in the previous study, but some towns have grown 

more than others and some are programmed for expansion. There is also a new 

suburban centre - Mahon Point. 

3.3 In summer 2007 we surveyed all the centres. Table 3.1, below, shows the total 

amount of “pure” comparison floorspace (i.e. excluding retail warehousing) and 

convenience floorspace in each centre, as well as population figures. Figure 3.1 

shows the locations of the centres. 

Table 3.1 Floorspace and Population by Centre 

Centre 

Comparison 

floorspace (sqm 

net) 2007 

Convenience 


net) 2007 

Cork City Centre 73,765 11,005 

Cork Suburbs 

Mahon Point 14,100 2,785 

Blackpool 3,960 1,930 

Togher 950 1,290 

Hollyhill 200 910 

Bishopstown Court 2,095 975 

Bishopstown 1,260 1,080 

Wilton 6,350 4,850 

Ballyvolane 2,145 2,685 

Douglas Court 4,860 1,485 

Old Douglas & Village 2,840 3,100 

TOTAL 38,760 21,090 

Outer Met. Area 

Balincollig 5,745 4,465 

Carrigaline 5,075 4,350 

Midleton 7,450 5,385 

Blarney 2,255 1,915 

Cobh 1,165 3,270 

Glanmire - Riverstown 340 2,295 

Carrigtwohill 730 920 

Passage West 70 170 

Tower 2,315 760 

Little Island 130 400 

TOTAL 25,275 23,930 


March 2008 11


Centre 

Comparison 


net) 2007 

Convenience 


net) 2007 

Ring towns 

Mallow 8,360 5,790 

Fermoy 4,855 1,420 

Youghal 5,185 3,865 

Bandon 6,715 2,315 

Macroom 3,940 4,795 

Kinsale 1,940 520 

TOTAL 30,995 18,705 

County towns 

Charleville 3,400 1,910 

Mitchelstown 4,415 3,845 

Millstreet 2,730 900 

Kanturk 1,895 1,170 

Newmarket 1,245 995 

Clonakilty 4,440 3,695 

Skibbereen 3,630 2,160 

Castletownbere 1,795 1,120 

Bantry 2,810 1,105 

Dunmanway 1,740 1,165 

Schull 750 860 

TOTAL 28,850 18,925 

Note: The retail areas shown are based on a survey of town and district centres that was completed 

in July 2007 

Out-of-Centre Development 

3.4 In addition to this quantum of in-centre retail provision there are a number of out-ofcentre 

retail developments, the majority being self standing foodstores or retail 

warehouse developments. In Table 3.2 below we tabulate out-of-centre convenience 

and comparison goods developments excluding retail warehouse projects. 

Table 3.2 : Out-of-Centre Retail Developments 2007 

Name Description Convenience (m 2) ) Comparison (m 2 ) 

Midleton Tesco Market Green 2730 

Gate Cinema Retail Units 70 

Market Green World of Wonder 

Co-op 4 Home 

Co-op Builders providers Market 

green 

Clonakilty Dunnes 1140 760 

Skibbereen Lidl 1630 

Charleville Lidl 1040 

Cobh Supervalu 1200 

Total 7,740 3830 

Source: Cork County Council 


March 2008 12


Figure 3.1 Retail Hierarchy 


March 2008 13



3.5 Cork City centre is the primary retail centre in the County, containing around one-fifth 

of all the comparison and convenience retail floorspace. The City centre currently 

supports 73,765m 2 of comparison goods floorspace and 11,005m 2 of convenience 

floorspace. 

3.6 The City centre is predominantly contained in the central “island” flanked on both its 

north and south sides by the Lee River Corridor, in addition to the area around 

MacCurtain Street. 

3.7 Since 2002, little new development has been added to the City centre, but over 

37,000sqm net of comparison floorspace is committed, including large developments 

under construction at the Guy’s site, Cornmarket Street and at St. Patrick’s 

Street/Emmet Place. Also under construction is a new Dunnes store and a retail 

warehousing scheme at the An Post site, Eglinton Street. In addition there is planning 

permission for a range of new convenience and comparison floorspace at Grand 

Parade, Lavitt’s Quay, Merchants Quay and St. Patrick’s Quay, and a proposal for 

retail development at the Capitol Cinema site. This new floorspace will strengthen the 

City’s retail offer and help to fulfil its regional role. In the longer term the City Council 

proposes neighbourhood centres and a District centre to serve the Docklands at a 

pace to parallel the growth of population and employment. The Council has also 

identified other draft proposal sites. 

3.8 Commercial property agents report that there is high demand for new retail premises in 

Cork City. They state that there is a lack of modern units with large floorplates for 

occupiers such as Zara, H&M, Habitat, but it is likely that the new schemes will fill this 

need and therefore attract these types of occupiers. 

3.9 The high demand is evidenced by rents of €5,380 / sqm for some of the new floorspace 

- this represents a 50% increase on the highest rent achievable in the City in 2002. 

Rents in the Merchant’s Quay development are €2,155 / sqm and in Oliver Plunkett 

Street, where there is increased demand from independent boutique operators, are 

€1,700 / sqm. 

3.10 As set out in the 2002 report, the poor quality of the shopping environment and the 

constraints to pedestrian movement in the City centre were major weaknesses. 

Improvements to the public realm including widening of pavements on St. Patrick’s 

Street and the pedestrianisation of Oliver Plunkett Street and adjacent streets for part 

of the day have made the City a much more attractive place to shop. 

3.11 In addition, improvements to the bus station and the introduction of the park and ride 

scheme have made the City more accessible. 

3.12 The City centre has an attractive townscape and it is important that the new schemes 

are well designed and complement the existing buildings. 

Cork City Suburbs 

District Centres 

3.13 Since 2002, a large new suburban shopping centre has been built to the south-east of 

the City; Mahon Point. Some 14,100m 2 of comparison floorspace has been built in the 

shopping centre, including Debenhams. A Tesco store has also been built, comprising 

2,785m 2 of net convenience floorspace. In addition, over 12,000m 2 net of retail 

warehousing has been built, with planning permission for a further 7,300 sqm. 

3.14 Mahon Point contains modern large units, is easy to access by car and has free 

parking. It has become a popular destination and rents are the highest amongst the 

suburban centres – up to €2,000 / sqm – not far below rents achieved at Merchant’s 

Quay in the City. 


March 2008 14


3.15 To the west of Mahon is the large suburban centre of Douglas, which includes Douglas 

Court and Douglas Village shopping centres as well as the traditional shopping area - 

Douglas old village. Collectively they comprise 7,700m 2 of comparison goods 

floorspace and 4,585m 2 of convenience floorspace. There is also 6,905m 2 net of retail 

warehousing at the Woollen Mills. 

3.16 Since 2002, Douglas has not expanded at all although there are planning permissions 

for around 3,600m 2 net of comparison floorspace and 750m 2 net of convenience. 

Rents in the Douglas Village Shopping Centre are €1,300 / sqm and in Douglas Court 

are €750 / sqm; both of these have increased over 40% since 2002. 

3.17 Douglas is a popular and accessible shopping destination and there is high demand 

from retail occupiers. However, there is a high volume of traffic, the two areas of the 

centre are disconnected and the shopping environment is poor. There is a long term 

aspiration to reconfigure the roads and combine the two parts of the centre by building 

between them - mixed use redevelopment with high quality urban design may be the 

most suitable option. 

3.18 Also to the south east, on Skehard Road in Blackrock, there is a large self-standing 

SuperValu store. 

3.19 In the south-western suburbs, the largest centre is Wilton. This is a covered shopping 

centre comprising 2,715m 2 of comparison goods floorspace and 3,865m 2 of 

convenience floorspace floorspace. Since 2002, the centre has been extended and a 

Tesco store has opened – this now anchors the centre. There are no outstanding 

planning permissions. Previously, the centre was anchored by a Roches store but this 

has now closed and this element is in need of redevelopment – more intensive, mixed 

use development may be appropriate. Rents in Wilton are €1,200 / sqm and have 

increased by over 50% since 2002. 

3.20 To the north of the City, the largest suburb is now Blackpool. This provides 3,960m 2 of 

comparison goods floorspace and 1,930m 2 of convenience floorspace. The centre is 

anchored by a large Dunnes store retailing convenience and comparison goods. Since 

2002 over 7,000sqm net of retail warehousing has been developed and there are 

planning permissions for further comparison and convenience floorspace. 

3.21 Rents are currently only €645 / sqm, lower than at Mahon Point, Douglas and Wilton. 

However, there is market demand for new retail development and there is considerable 

scope if the Council wish to take this approach. However, mixed use development 

would be the most desirable, and any new schemes would need to be combined with 

traffic improvements to ease congestion. Blackpool has good public transport links and 

a rail station is planned. 

Neighbourhood Centres 

3.22 Ballyvolane and Hollyhill in the north function as neighbourhood centres providing 

principally for day-to-day convenience goods needs. Both centres are anchored by 

large foodstores. Ballyvolane contains 2,145m 2 of comparison goods floorspace and 

2,685m 2 of convenience floorspace. Hollyhill is smaller with only 200m 2 of comparison 

goods floorspace and 910m 2 of convenience floorspace. 

3.23 Bishopstown Court, Bishopstown and Togher in the south-west also function as 

neighbourhood centres. Bishopstown Court is located by the Bandon Road 

roundabout and provides 2,095m 2 of comparison goods floorspace and 975m 2 of 

convenience floorspace with a small, somewhat dated Dunnes store. 

3.24 Nearby Bishopstown is a more modern, free-standing Dunnes superstore providing 

1,260m 2 of comparison goods floorspace and 1,080m 2 of convenience floorspace. 

There is permission to extend this centre by 2,000sqm net, which will all be 

comparison floorspace. 


March 2008 15


3.25 Togher comprises 950m 2 of comparison goods floorspace and 1,290m 2 of 

convenience floorspace, anchored by a Lidl store. 

3.26 Kinsale Road is a medium sized concentration (4,555m 2 net) of retail warehouses in 

converted industrial/warehouse buildings within an industrial area. Whilst popular this 

does not provide a high standard of retail environment. However, the new Woodies 

complex which borders the South Link Road (housing over 6,000m 2 net floorspace in 

Woodies and two smaller units) does provide a reasonable environment. 

Outer Metropolitan Area 

3.27 Metropolitan towns are identified in CASP and are distributed to the east and west of 

Cork City. To the west, Ballincollig is one of the larger metropolitan towns, with 

5,745m 2 of comparison goods floorspace and 4,465m 2 of convenience floorspace 

Since 2002, new retail development has taken place at the Former Murphy’s Barracks 

site which has doubled the size of the centre. There is planning permission for a 

further retail extension (anchor store) in the town centre and there are other central 

opportunities. 

3.28 Rents are currently €540 / sqm, the same as in Midleton and Carrigaline. This is a 

36% rise since 2002. Ballincollig is a successful centre that is attractive to developers, 

retailers and shoppers alike. 

3.29 Blarney is also located to the west and provides neighbourhood facilities. It contains 

2,255m 2 of comparison goods floorspace and 1,915m 2 of convenience floorspace. 

Blarney has a significant tourism function. Rents are lower than in the other 

metropolitan towns, at €325 / sqm. 

3.30 Since 2002, Supervalu has been extended in Blarney. There are also retail allocations 

for an extension to Blarney and for a new settlement at Monard, this latter being part of 

the rail strategy. 

3.31 Close to Blarney is Tower. This comprises 2,315m 2 of comparison goods floorspace 

and 760m 2 of convenience floorspace. Since 2002, the Tower Shopping Centre has 

been developed, which consists of 1,930 sqm net of retail floorspace, both 

convenience and comparison. Because of the planned extension to Blarney it is now 

unlikely that the town will grow. 

3.32 To the east, Midleton is now the largest metropolitan town in terms of retail provision, 

containing 7,450m 2 of comparison goods floorspace and 5,385m 2 of convenience 

floorspace. 

3.33 Since 2002 there has been considerable new development in Midleton. The Market 

Green shopping centre has been completed, comprising over 8,000sqm of retail 

warehousing plus comparison units and a Tesco store. There are further planning 

permissions for a Lidl store and another convenience store and new proposals are 

being discussed. 

3.34 Prime retail rents in Midleton are €430-540 / sqm. There is demand from a range of 

businesses in the town and for a range of sizes and types of unit. Vacancy is low – only 

one unit at present, with the Market Green development nearly all let. 

3.35 Accessibility into Midleton is generally a strength. Car borne shoppers are well 

provided for in terms of parking supply both off-street and on-street. Public transport 

services from the outlying catchment area are good and will be improved by the 

proposed suburban rail line. 

3.36 Also to the east, Little Island contains only 130m 2 of comparison goods floorspace and 

400m 2 of convenience floorspace. It is a strategic industrial area where 13,000 m 2 

net of retail warehousing has been developed at the Eastgate Retail Park. This is not 

yet occupied. Ancillary development for workers - including the Spar convenience 


March 2008 16


store and a number of fast food outlets - has also been built. It is a neighbourhood 

centre for the local residential community as well as the large workforce employed at 

Little Island. 

3.37 Carrigtwohill, further east, is a smaller settlement containing only 730m 2 of comparison 

goods floorspace and 920m 2 of convenience floorspace. There have been no new 

developments completed since 2002, but 8,400sqm of retail warehousing is under 

construction at the Fota Retail Park. Large employment and housing developments 

are planned in Carrigtwohill, on the Castlelake sites. The projected population growth 

of the OMA will lead to a requirement for additional convenience floorspace and some 

comparison shopping to meet the weekly shopping needs of the local catchment area. 

3.38 Glanmire, to the north east, is a purpose built neighbourhood shopping facility, which is 

anchored by a large SuperValu foodstore. The centre comprises only 340m 2 of 

comparison goods floorspace but 2,295m 2 of convenience floorspace. Since 2002, the 

Supervalu has been extended. There are no committed developments, however there 

are some available brownfield sites in town centre and edge locations. 

3.39 Rents are €325 / sqm, again an increase of only 17% since 2002. 

3.40 To the south Carrigaline is one of the larger metropolitan towns, supporting 5,075m 2 of 

comparison goods floorspace and 4,350m 2 of convenience floorspace. Like 

Ballincollig to the west, Carrigaline has seen significant retail development in the last 

few years. Since 2002 a Dunnes (comparison and convenience) a Lidl and a 4-Home 

retail warehouse have been developed. Rents are €540 / sqm, on a par with Midleton. 

3.41 The Local Area Plan allocates a 10.4ha town centre expansion to include a 

considerable retail element. This is contingent on the construction of a western relief 

bypass to ease congestion. 

3.42 In the southeast, Cobh provides shopping facilities for a localised catchment. Cobh 

supports 1,165m 2 of comparison goods floorspace and 3,270m 2 of convenience 

floorspace. There is poor retail provision in the town centre relative to the size of the 

local population. Since 2002, a new Supervalu has been developed in Cobh, which 

has greatly improved the convenience retail offer. There are two out-of-centre Centra 

stores. There is also some committed development, most notably an Aldi and Lidl and 

a new retail warehouse. There are three derelict sites in the town which could 

accommodate some further development. 

3.43 Rents are €325 / sqm, an increase of only 17% since 2002. Cobh is popular tourist 

destination. It is also a port of call for cruise liners and so benefits from some spend by 

visitors and crew, although this is modest. Tourist related outlets make up a significant 

part of the overall offer. The combination of the quality of the natural setting and the 

public realm in Cobh is the town’s major strength. Traffic flow is congested due to the 

compact centre and lack of alternative routes. 

3.44 To the south east is Passage West, a very small centre supporting only 70m 2 of 

comparison goods floorspace and 170m 2 of convenience floorspace. There has been 

no development since 2002, although the dockyards are a potential development area. 

The centre is run down and there are traffic and parking problems. 

Ring Towns 

3.45 Mallow is the largest of the ring towns, supporting 8,360m 2 of comparison goods 

floorspace and 5,790m 2 of convenience floorspace. The town has a wide range of 

both convenience and comparison outlets. 

3.46 In line with its status as a hub town in the National Spatial Strategy, Mallow has seen a 

large amount of new development since 2002. Over 6,500sqm net (comparison and 

convenience) has been developed at Dunnes, Market Square – this has improved the 

strength of the town and enabled it to compete more effectively with Blackpool 


March 2008 17


suburban centre. A further 12,000sqm of comparison and retail warehouse floorspace 

is committed. There are additional development sites available, including the sugar 

factory site which is likely to be developed for mixed use. 

3.47 Rents in Mallow are €377 / sqm and have increased by 40% since 2002. Demand is 

high because of Mallow’s hub town status and the planned new housing 

developments. There is particular demand for suitable larger units. 

3.48 There is some traffic congestion in the town and a bypass is planned. 

3.49 Fermoy supports 4,855m 2 of comparison goods floorspace and but only 1,420m 2 of 

convenience floorspace. 

3.50 Since 2002, there has only been one new development – a Lidl store. There are two 

commitments for retail warehousing, totalling over 2000 m 2 net. There is demand for 

more retail warehousing, but there is a lack of commercially owned land for new 

development. The main opportunity site is the Mart site on St Patrick’s Street, which if 

developed for retail would strengthen the town centre. 

3.51 Rents in Fermoy are €300-345 / sqm and have gone up by around 20% since 2002. 

There has been a recent slowdown in the market and there are several vacancies in 

the town. However, the bypass which opened last year has improved the shopping 

environment, and the new hotel which is planned to open in 2009 will bring in more 

visitors. 

3.52 Bandon is one of the larger ring towns, supporting 6,715m 2 of comparison goods 

floorspace and 2,315m 2 of convenience goods floorspace. Since 2002 the Riverview 

Centre, in an edge location, has been developed and is trading well. There are no 

further commitments but there are some central redevelopment opportunities. Bandon 

is an improving town and the completion of the Bandon Main Drainage Scheme will 

facilitate more development and central area regeneration. Public realm 

improvements, such as pavement renewal, are planned. Together with the planned 

bypass, this will greatly improve the shopping environment. 

3.53 Retail rents on the High Street are €270-375 / sqm. There are a few vacant units and 

there is demand from retailers, however the units are often too small to meet modern 

requirements. 

3.54 Youghal town centre supports 5,185m 2 of comparison goods floorspace and 3,865m 2 

of convenience goods floorspace. 

3.55 Since 2002, Tesco and Lidl stores have been developed, both in edge of centre 

locations. This has stopped some of the convenience expenditure leakage to the City, 

suburbs and Dungarvan. There are no further commitments but there are opportunity 

sites – Murrays Kitchens site which would be suitable for comparison development, 

Youghal Shipping site which would be suitable for mixed use and Sloblands which 

would be suitable for retail warehousing. 

3.56 Rents are €270-325 / sqm, which is lower than the other ring towns. The shopping 

environment, which has benefited from the bypass, is being improved further through 

the heritage regeneration strategy. The strong demand for housing in the town, due to 

the increased accessibility of the City, will increase the population and therefore benefit 

the retailers. 

3.57 Macroom town centre supports 3,940m 2 of comparison goods floorspace and 4,795m 2 

of convenience goods floorspace. Retail provision has been improved since 2002 by 

the provision of a new Dunnes store, a Lidl and an out-of-centre 4 Home store. There 

continues to be some loss of expenditure from the town. 

3.58 There are further development opportunities including an opportunity for retail 

warehousing on the Neville site. 


March 2008 18


3.59 Rents are €270-325 / sqm, the same as in Youghal. The town is affected by through 

traffic. 

3.60 Kinsale town centre serves a limited catchment due to its coastal location and 

proximity to Cork City centre. The scale of the retailing in the town reflects this. The 

town supports 1,940m 2 of comparison goods floorspace and 520m 2 of convenience 

goods floorspace. It also performs a very significant tourist function, with a high 

proportion of uses such as bars/restaurants in the town centre. Additionally, a large 

proportion of the comparison goods offer is directed at the tourist market. 

3.61 There are several commitments for both convenience and comparison developments. 

These include the redevelopment of the quay, development of the builders yard and 

land adjacent, and land at Troopers Close. These will strengthen the town and 

clawback some of the expenditure currently leaking to Cork City and suburban centres. 

3.62 Rents in Kinsale are €430 / sqm and have only increased by 5% since 2002. 

County Towns 

North Cork 

3.63 Mitchelstown is the largest town in rural North Cork and serves a catchment extending 

into County Tipperary. The town centre supports 4,415m 2 of comparison goods 

floorspace and 3,845m 2 of convenience goods floorspace. 

3.64 Since 2002, a new Tesco store has been built. Lidl and Aldi stores have planning 

permission and there is a current application for 7,000sqm net of retail warehousing. 

The Dairygold central site is a development opportunity for comparison goods. 

3.65 Rents are €160-215 / sqm. There are some vacant units on the main street as well as 

properties for sale. There has been a recent slowdown in demand, but following the 

planned housing development along with the bypass, which will greatly improve the 

shopping environment, this is likely to change. 

3.66 Charleville is the second largest town in rural North Cork with 3,400m 2 of comparison 

goods floorspace and 1,910m 2 of convenience goods floorspace.. Charleville serves a 

catchment extending into County Limerick. 

3.67 Since 2002, the Beaux Walk centre has opened, a comparison and convenience 

scheme anchored by a Dunnes store. An appeal has been made for an extension to 

the Supervalu also located in the town centre. An out-of-centre Lidl store has been 

developed since 2002. 

3.68 Retail demand is currently high, with most retailers looking for premises of 50-100sqm 

on the main street. There is huge demand for the modern units at Dunnes – rents of 

these units are €375-430 / sqm, an increase of 50% on 2002 rents. 

3.69 Millstreet is a smaller town than either Charleville or Mitchelstown, supporting 2,730m 2 

of comparison goods floorspace and 900m 2 of convenience goods floorspace. 

3.70 Since 2002 there has been no new development. There is also no committed 

development. However, SuperValu is relocating to an edge of centre site which will 

provide an opportunity, and car showrooms are also relocating out of the centre. 

Rents are €160-215 / sqm and have increased by about one-quarter since 2002. 

3.71 Kanturk has a larger population than Millstreet, but less retail floorspace; 1,895m 2 of 

comparison goods and 1,170m 2 of convenience goods. There has not been any 

development since 2002. However, there is a current application for a Lidl store and 

there are two opportunity sites – the Mart site and the bakery site. 

3.72 Rents €160-215 / sqm and have increased by around one quarter since 2002. There is 

a lot of retailer interest in the town. 


March 2008 19


3.73 Newmarket and Buttevant are small towns with very limited retail functions that do not 

extend beyond providing for day-to-day convenience needs. There has been no 

development in these towns since 2002 and there is only one commitment – a 

permission for a DIY store on the “Top Car” site in Newmarket. Rents in both towns 

are €160-215 and have increased by about one quarter since 2002. 

West Cork 

3.74 Clonakilty is the largest town in rural West Cork. The town centre supports 4,440m 2 of 

comparison goods floorspace and 3,695m 2 of convenience goods floorspace. The 

Supervalu has been extended and Dunnes stores have opened a store out-of-centre. 

There is planning permission for some 2,100 sqm (net) of small unit development. 

3.75 The town has a high quality public realm and town centre improvements – including 

paving and underground cabling – are ongoing. There is also funding for a relief road. 

3.76 In addition to providing for the needs of the local population the retailing in Clonakilty 

also performs a significant tourism function resulting in a relatively high number of 

service outlets in the town centre. There is potential to increase tourism in the town. 

3.77 Rents are €270-325 / sqm, the highest in West Cork, but they have only increased by 

17% since 2002. 

3.78 Skibbereen is the next strongest retail town in rural West Cork. The town supports 

3,630m 2 of comparison goods floorspace and 2,160m 2 of convenience goods 

floorspace. Since 2002 there has been around 1,000sqm net of new comparison 

floorspace developed, all in small units. A further 1,100sqm net is committed, again all 

in small units. There is also a central opportunity site in the town. Tesco and Dunnes 

are looking to locate in the town. An out-of-centre Lidl has been developed since 

2002. 

3.79 Skibbereen is a rural market town rather than a tourism destination, but there is 

planning permission for a new hotel and the existing hotel has plans to expand, and 

these developments should bring more tourists into the town. 

3.80 There are public realm improvements underway and the bypass is partly completed. 

3.81 Rents are €215-270 and have increased by almost a quarter since 2002 

3.82 Bantry contains 2,810m 2 of comparison goods floorspace 1,105m 2 of convenience 

goods floorspace.. There has been no development since 2002 and there are no 

outstanding planning permissions, although there have been pre-planning discussions 

about providing up to 10,000sqm of new retail floorspace, along with a café and an 

improved public square. 

3.83 Currently, Biggs supermarket is the main foodstore in the town. Tesco, Dunnes and 

Lidl are looking to locate there. There are town centre redevelopment opportunities 

and edge of centre opportunity sites. There are constraints to development because of 

the lack of adequate water and sanitation services. There are also parking and access 

problems, in particular for deliveries. Rents are €215-270 and have increased by 

almost a quarter since 2002 

3.84 Dunmanway provides 1,740m 2 of comparison goods floorspace 1,165m 2 of 

convenience goods floorspace. It consists of a Centra store and a small mall, and there 

have been no new developments since 2002. However, there is planning permission 

for a 1,900sqm net Co-op convenience store. 

3.85 The town is in need of improvement and the County Development Board are taking 

forward an Integrated Strategy for physical, social and economic development. 

3.86 Retail rents are €160-215 and have increased by around one quarter since 2002. 


March 2008 20


3.87 Castletownbere contains 1,795m 2 of comparison goods floorspace and 1,120m 2 of 

convenience goods floorspace. The town provides for its local catchment area is 

anchored by a SuperValu store Since 2002, there have been no new developments 

and in fact the Mace convenience store has closed. There are no outstanding planning 

permissions, although there have been pre-planning discussions around expanding 

and redeveloping the hotel. 

3.88 The town is very remote and its tourism function is limited so there is unlikely to be 

scope for further retail development. 

3.89 Retail rents are €160-215 / sqm and have increased by around one quarter since 2002. 

3.90 Schull is a small town with an extremely localised catchment. There is 750m 2 of 

comparison goods floorspace in the centre and 860m 2 of convenience goods 

floorspace. Schull benefits from the significant number of summer tourists, and the 

composition of the retail provision reflects that function. The main convenience 

provision is Spar and Centra. 

3.91 Since 2002 there have been no new retail developments, although the hotel has been 

redeveloped. There are no outstanding retail planning permissions but there is 

permission for a 250 berth marina. Development is constrained by lack of water 

capacity. 

3.92 Retail rents are €160-215 / sqm, again an increase of around one quarter since 2002. 


3.93 In September 2004 we reported that there was 7,350m 2 (gross) of purpose-built retail 

warehouse development at Kinsale Road, Togher, Blackpool and Ballincollig. This 

figure excluded first generation retail warehouses in converted industrial space. 

Currently we estimate that there is a total of 82,000m 2 (net) of retail warehousing, most 

of which is in the City suburbs and the Outer Metropolitan Area. This is shown in Table 

3.2 below. This total includes the City’s estimate of both purpose-built and converted 

space. 

Table 3.2 Retail Warehousing 

Planning Area Retail warehousing floorspace (sqm net) 2007 

City & Suburbs 69,225 

Outer Metropolitan Area 11,530 

Ring towns & county towns 1,000 

TOTAL 81,755 

3.94 The additional provision has been at Mahon Point, Blackpool, Middleton, Carragaline, 

Bandon and Mallow. There are outstanding commitments for an additional 26,415 m 2 ; 

the largest scheme being Eastgate on Little Island. 

Summary 

3.95 Since 2002, there has been little growth in retail floorspace in Cork City centre but a 

large amount of floorspace is either under construction or has planning permission. 

3.96 In the suburbs, Mahon has been the major new addition. Blackpool has also grown 

considerably with much of the new development being retail warehousing. 


March 2008 21


3.97 In the Outer Metropolitan Area, Ballincollig, Midleton and Carrigaline have all seen 

substantial increases in retail floorspace. In Little Island, the large Eastgate retail 

warehousing development has been built, although it is not yet fully occupied. 

3.98 Of the Ring towns, Mallow and Bandon have grown the most. Youghal has seen a 

significant growth in convenience floorspace with two new supermarkets. 

3.99 In the other County towns there has been less new provision. In North Cork, there has 

been new development in Charleville and Mitchelstown. In West Cork there has been 

small scale new development in Skibbereen and there are unimplemented planning 

permissions in Clonakilty town centre (see Appendix 2). 


March 2008 22


4 SHOPPING PATTERNS 

Introduction 

4.1 Between April and early August 2007 two surveys were carried out to investigate 

patterns of shopping and attitudes to the various town centres in the Study Area. First, 

there were on-site surveys of 1,000 people shopping in the two biggest centres - Cork 

City centre and the Mahon Point shopping centre. Next there was a home-based 

survey, conducted by telephone, of a sample of 1,150 households living throughout the 

County. 

4.2 The survey area for the household survey covered the whole of Cork City and County 

Cork. In order to understand the sphere of influence of centres within the hierarchy the 

survey area was divided into the following five zones which broadly reflect the spatial 

divisions of the CASP study and are shown in Figure 4.1: 

• City and Douglas – the administrative area of Cork City plus Douglas DED 

• Rest of metropolitan area – as in CASP, the surrounding mainly urbanised area 

• Ring – a wider band of the major Ring towns extending to the east of the County 

• North – the complete northern segment of the County 

• Far West – the complete western segment of the County. 

The Shoppers 

4.3 The objective of the shopper survey was to investigate the shopping behaviour of 

people using the City centre and Mahon Point, with particular reference to spending at 

the centres by those living outside County Cork. This survey provides the main 

evidence on such imports of expenditure from places outside the County. 

4.4 Although the survey was confined to shoppers, shopping was not always the main 

reason for the current visit, as shown by the following table. At Mahon Point, one in 

eight were there for work, to visit the cinema or cafes, or to meet friends over coffee. 

In the City, such purposes were even more common. Of those whose main purpose 

was shopping, the great majority were on comparison shopping expeditions: at Mahon 

Point, only a quarter were mainly there to buy food or groceries, and less than a tenth 

in the City Centre. 


March 2008 23


Table 4.1 Main Purpose of Current Visit 

No. of Respondents 

Mahon Point 

394 

% 

City Centre 

594 

% 

Supermarket shopping 24.7 4.9 

Shopping for food/groceries elsewhere 0.3 2.3 

Shopping for clothes/shoes 55.1 64.2 

Visit the market 0.9 1.2 

Other forms of shopping 7.6 7.7 

Visiting bars/cafes/restaurants 2.9 0.2 

Bank. Building society, finance 0.0 0.5 

Leisure/recreation 6.0 9.7 

Education 0.0 1.4 

Work here 2.6 7.9 

Other 0.0 0.0 

Total percentage 100.0 100.0 

4.5 We now turn to a central feature of the survey; to investigate how much trade comes 

from outside the County. The survey shows that 5% of the Mahon Point respondents 

lived outside County Cork, mainly in the neighbouring counties of Limerick, Kerry, 

Waterford and Tipperary. There was a similar representation of these counties in the 

City centre, but also a larger presence from other parts of the Republic, or from 

overseas, so that in total 9% of City Centre respondents lived outside the County (see 

Table 3 in Appendix 3). 

4.6 Some of these “non–Corkers” make regular shopping visits from their homes outside 

the county, invariably for comparison purchases (none of them gave food or grocery 

shopping as their main purpose). But there was also a more random element: at 

Mahon Point, 72% said they did not shop there regularly, or that this was their first visit 

(the comparable figure in the City centre was 34%). 

4.7 It is to be expected that there are people from nearby counties making regular 

comparison shopping trips, since high level shopping facilities are sparse in Kerry and 

Tipperary and less attractive than Cork City in many other nearby areas. And, as we 

can see, Cork City Centre and Mahon Point are also benefiting from occasional visitors 

to the county. 

4.8 Long distance visitors like these tend to spend more than other shoppers. At Mahon 

Point, where respondents were interviewed as they left the centre, we asked how 

much they and other members of their shopping party had spent on the current trip. In 

the City Centre we asked how much respondents expected their parties to spend in 

total on the current trip. 

4.9 For all shopping parties, average expenditure was €127 at Mahon Point and €82 in the 

City Centre. Expenditure by non-residents was about one third higher – averaging €167 

at Mahon Point and €111 in the City centre. Non residents spent very little on 

convenience goods so their expenditure on comparison goods was considerably 

higher than that of all shoppers. 

4.10 If we take account of these differences in expenditure it can be shown that people from 

outside the County accounted for 8% of Mahon Point’s comparison trade and 14% of 

that in the City centre. By contrast, their contribution to convenience turnover was 

negligible – less than 1% at Mahon Point and only just over 1% in the City Centre 


March 2008 24


4.11 When asked which centre was their main centre for clothes or shoes, 71% of those 

interviewed in the City centre gave the City centre and 54% of those at Mahon Point 

gave Mahon Point. At the same time 28% of those at Mahon Point gave the City centre 

and 8% of those at the City centre gave Mahon Point. By contrast, the other centres, 

including Douglas Court/ Village trailed a long way behind, with only 5% or fewer 

choices apiece. So taking clothing and footwear as a proxy for general comparison 

shopping the City centre and Mahon Point clearly have a firm grip on this sector of the 

market. 

4.12 These data give an initial picture of comparison shopping patterns. A more systematic 

view is provided by the household survey, described later in this section. We next 

asked shoppers at Mahon Point and the City Centre why they used these centres. 

4.13 The first group of reasons centred on accessibility – the centres were close to home, 

close to work or simply easy to get to. More positive reasons were connected with the 

range and quality of shops and leisure facilities, with the much bigger City centre 

scoring particularly highly on these factors. Mahon Point scored well on parking; the 

City centre on cleanliness and safety. Both centres were regarded as providing a 

pleasant shopping environment. 

4.14 Conversely, we then asked what people disliked about the centres. A key point to 

emphasise is the percentage giving no reply, or specifically stating that there was 

nothing they particularly disliked. These figure in most surveys of this kind but Mahon 

Point and the City centre do better on these measures than most other centres we 

have surveyed elsewhere, the level being 70% at Mahon Point and 31% in the City 

centre. 

4.15 When criticisms were made they mainly related to car parking in the City centre. Most 

of these complaints were about the cost of parking but there were some worries about 

the quantity of parking. By contrast, Mahon Point is amply provided with free parking 

but there were a few complaints that probably relate to weekend conditions, when 

parking can overflow onto the distributor roads. 

4.16 Smaller percentages criticised the physical and social environment of the City centre, 

including poor cleanliness, traffic congestion, beggars and vagrants. Mahon Point was 

largely free of such criticisms; instead the main complaint related to the absence of 

particular shops – M&S, Dunnes and Penneys being frequently mentioned. 

4.17 On suggestions for improving the centres there were many respondents who did not 

voice a proposal – 44% at Mahon Point and 30% in the City centre. At Mahon Point the 

suggestions mirrored the criticisms relating to provision of particular shops or, more 

generally, a wider range of shops. In the City centre the main suggestions related to 

parking or better park & ride facilities. In addition there was a body of suggestions 

about pedestrianisation or improved pedestrian facilities, including the 

pedestrianisation of St Patrick Street. 

The Household Survey 

Comparison Shopping 

4.18 A prime purpose of the survey was to provide a basis for calculating market shares of 

the main centres in the county. For “pure” comparison shopping we asked the following 

questions, taking clothes and shoes as a proxy for this type of shopping (in a telephone 

survey it is not reasonable to go through all the individual components of comparison 

shopping) 

• In which centre do you do most of your shopping for clothes and shoes? 

• Do you shop in any other centre for clothes and shoes? 

4.19 To calculate market shares we combined the two sets of results using weighting 

factors derived from previous surveys in Cork and elsewhere. This weighting is more 


March 2008 25


detailed than the standard 70:30 split used by other practitioners. The results are given 

by the following table. 

Table 4.2 Market Shares for “Pure” Comparison Goods 

Zone 

City and 

Douglas 

Rest of 

Metropolitan 

Area 

Ring North Far west 

Centre % % % % % 

Cork City centre 62.5 57.6 52.8 38.4 44.4 

Bandon 1.7 0.4 1.8 0.0 5.4 

Ballincollig 0.4 4.2 0.7 0.4 0.6 

Ballyvolane 1.5 0.4 0.1 0.0 0.0 

Bishopstown Court 0.7 1.2 0.3 0.0 1.6 

Blackpool 2.1 1.9 2.4 3.4 3.2 

Carrigaline 0.0 1.8 0.1 1.2 0.0 

Clonakilty 0.1 0.3 0.8 0.0 13.4 

Douglas Court / Village 12.0 6.8 0.7 2.0 2.2 

Fermoy 0.0 0.0 3.2 4.4 0.6 

Macroom 0.0 0.1 6.3 0.0 3.5 

Mahon Point 13.8 14.5 2.9 5.9 5.7 

Mallow 0.1 0.6 11.2 24.2 0.0 

Midleton 1.2 4.2 3.5 0.0 0.0 

Mitchelstown 0.0 0.3 0.1 9.4 0.0 

Skibbereen 0.1 0.4 0.0 0.0 1.3 

Wilton 2.1 2.8 0.7 0.9 0.0 

Youghal 0.1 0.8 4.6 0.0 0.0 

Other County Cork 0.9 0.4 1.3 6.2 3.2 

0.0 0.0 0.0 0.0 0.0 

Other, outside County 0.7 1.5 6.4 3.5 14.9 

Mail order 0.0 0.0 0.2 0.0 0.0 

TOTAL 100.0 100.0 100.0 100.0 100.0 

4.20 Cork City centre had by far the largest market share in each of the five zones, ranging 

from 63% in the City zone down to 38% in the North zone. Mahon Point was the next 

most important centre in the City and in the Outer Metropolitan Area, with market 

shares of around 14% in each of these zones. Douglas Court – together with Douglas 

Village – was important in the City zone (12%) and also in the Outer Metropolitan Area 

(7%). Further out, Mallow emerges as a major centre, with an 11% share of the Ring 

zone and 24% of the North zone. Apart from Clonakilty, which is important in the small 

far-western zone, all the remaining centres held market shares well below 10% in their 

respective zones. We show the individual centres to illustrate the spread of results but 

as pointed out in Appendix 4, the results for smaller centres are not statistically 

significant. For this reason the tables in later sections combine centres into groups. 

4.21 Leakages from the Study Area were concentrated in the three outer zones. Some were 

to nearby towns in adjoining counties, principally Killarney, Waterford and Tralee, while 

others were to Dublin, Limerick and cities in the United Kingdom. Neither mail order 

nor internet shopping feature strongly in the table. 

Supermarket shopping 

4.22 It is difficult for surveys of this kind to tackle the full range of convenience shopping. 

Respondents are normally able to give clear information about the supermarkets they 

use but shopping patterns at butchers, bakers, off-licences and other convenience 

outlets are often too complex to be dealt with in a brief interview. It is therefore our 


March 2008 26


policy to concentrate on supermarket shopping, which accounts for the great majority 

of convenience expenditure. Moreover, it is the location of new supermarkets that 

forms the centre of planning debate in the convenience sector. 

4.23 The questions asked in the household survey covered use of “main” and “other” 

supermarkets. As with comparison shopping the results of these two questions were 

merged to create market shares, using weighting factors derived from previous surveys 

in Cork and elsewhere. 

Table 4.3 Market Shares For Supermarket Shopping 

Zone 


Douglas 

Rest of 

Metropolitan 

Area 


Centre % % % % % 

Cork city centre 18.0 4.5 2.6 0.4 4.4 

Bandon 0.5 0.9 2.0 0.0 5.1 

Ballincollig 0.8 13.1 0.4 0.4 0.0 

Ballyvolane 8.1 5.2 1.6 2.2 8.0 


Blackpool 3.5 1.7 1.2 1.1 0.0 

Bantry 0.0 0.2 0.0 0.0 0.0 

Carrigaline 1.8 18.6 0.9 2.2 0.0 

Clonakilty 0.0 0.2 1.6 0.0 38.2 

Cobh 0.0 5.1 0.1 0.0 0.0 

Douglas Court\ Village 30.6 8.4 0.9 1.9 2.2 

Fermoy 0.1 0.0 6.0 6.3 2.2 

Glanmire\Riverstown 1.1 3.4 0.1 0.0 0.0 

Kinsale 0.0 0.0 1.0 0.0 0.0 

Macroom 0.1 0.0 16.5 1.9 7.4 

Mahon Point 6.2 1.6 0.5 1.5 0.8 

Mallow 0.3 0.6 25.0 39.6 2.9 

Midleton 2.0 14.9 4.9 0.0 2.2 

Mitchelstown 0.0 0.0 0.9 24.2 0.0 

Skibbereen 0.0 0.0 0.0 0.0 0.8 

Wilton 6.7 5.9 0.9 0.4 0.8 

Youghal 0.2 0.6 23.4 0.0 0.0 

Grange 2.9 0.2 0.0 0.0 0.0 

Charleville. 0.0 0.0 0.2 3.0 0.0 

Blarney 0.3 4.0 0.4 0.0 0.0 

Killarney 0.2 0.3 0.9 0.0 5.9 

Togher 4.3 1.2 0.3 0.0 0.0 

Blackrock 2.6 0.5 0.0 0.7 0.0 

Other, inside Study Area 3.6 3.0 4.1 13.4 14.0 

Other, outside Study Area 0.0 0.0 0.0 0.0 1.5 

Internet 0.0 0.0 0.2 0.0 0.0 

TOTAL 100.0 100.0 100.0 100.0 100.0 

4.24 The City was dominated by the Douglas area, which includes both Douglas Court and 

Douglas Village Shopping Centres together with older shops near the latter. Together, 

these had a 31% market share of the City zone with considerable encroachments on 

the Outer Metropolitan zone. The City centre had 18 percent of the City zone, followed 

by the other suburban centres at Ballyvolane, Bishopstown, Blackpool, Mahon Point, 

Wilton, Togher and Blackrock. In the Outer Metropolitan Area Ballincollig, Carrigaline 


March 2008 27


and Midleton each had shares well over 10%. Further out, Mallow emerged as a very 

important centre, with 25% of the Ring zone and 40% of the Northern zone. 

4.25 With the exception of Mallow, most zones had their principal centres in their own zone, 

reflecting the fact that supermarket shopping is a short-range business. In addition to 

those mentioned, Youghal and Macroom were very important in the Ring zone, 

Mitchelstown in the North zone and Clonakilty in the Far West. There was little 

evidence of leakage to centres outside the Study Area; Killarney took some trade from 

the small Far West zone, as did a few other external centres but these trades were 

small and probably were balanced by flows in the reverse direction 

Retail Warehouses 

4.26 We asked direct questions about use of retail warehouses. Respondents in the Cork 

survey were asked to give the names and locations of up to three retail warehouses, in 

no particular order. About 40% said they had not used retail warehouse in the past 

year. With the rest, the answers were as follows. 

Table 4.4 Retail Warehouses Used In The Previous Twelve Months (All Three 

Answers Combined) 

Number % 

None used 

Atlantic Homecare 232 18.4 

B&Q 322 25.6 

Currys 85 6.8 

Homebase 73 5.8 

Woodies 328 26.1 

Harvey Normans 37 2.9 

Argos 12 1.0 

4 Home 68 5.4 

Sound Store 8 0.6 

Dixons 4 0.3 

TK Maxx 2 0.2 

PC World 13 1.0 

Right Price Tiles 2 0.2 

Flor Griffins 8 0.6 

Tubs and Tiles 2 0.2 

Halfords 9 0.7 

Dunnes Stores 2 0.2 

MD O Sheas. 7 0.6 

Other 45 3.6 

TOTAL 1259 100.0 

4.27 It can be seen that the great majority of answers related to DIY outlets, with Woodies 

heading the list, followed by B&Q and Atlantic Homecare. Apart from DIY, most of the 

remaining establishments were electrical or electronics outlets such as Curries, Dixons 

or PC World. Altogether, DIY outlets accounted for 83% of the places named and 

electrical/electronics for 13%. The main locations were Mahon Point, Blackpool and 

Kinsale Road. 

4.28 To get an indicative view of expenditure at retail warehouses we asked respondents to 

estimate how much had been spent at the places they named in the past year. They 

were asked to give their estimates in broad ranges (up to €50, €50 to €99; €100 to 

€499 and so on) but we have obtained absolute figures by interpolating within these 

ranges. The results were as follows: 


March 2008 28


Table 4.5 Estimated Expenditure In Retail Warehouses In The Previous Twelve Months 


Douglas 

Rest of 

Metropolitan 

Area Ring North Far west 

Average exp per household (€) 635.3 818.5 536.8 613.9 237.5 

Average household size (persons) 2.7 3.0 2.9 2.5 3.2 

Average RWH exp per capita (€) 234.2 274.7 185.1 249.2 75.4 

4.29 The results of such a question can only be taken as indicative and in the next section 

we make adjustments to these figures to take account of separate estimates of the 

trade of Study Area retail warehouses. But we retain the variation between the five 

zones which is plausible in terms of access to retail warehouses. The per-household 

figures are highest in the first two zones, where access is highest. They are lowest in 

the remote Far West zone. The North zone appears to be an anomaly but residents of 

this zone have access to the concentration of retail warehouses at Limerick (the 

sample size in this zone is also small). 

Views About The Centres 

4.30 Respondents were asked whether they were happy with the range and quality of 

shopping on offer. In all zones the great majority said they were very happy or 

somewhat happy with the shopping they could access. The proportions were no 

smaller in the remote North and Far West zones, where shopping facilities are sparse. 

Clearly, respondents were making allowance for this remoteness and felt that taking it 

into account, the shopping they could get to was in most cases good. 

4.31 Overall, the main criticisms concerned the range of shops available. Interestingly, this 

applied even in the inner zones and to Cork City centre as well as the other two most 

frequently mentioned centres – Mallow and Youghal. 


March 2008 29



March 2008 30


5 DEMAND ANALYSIS 

Introduction 

5.1 This Section provides an analysis of retail demand up to 2013 and then to 2020, split 

between comparison goods and convenience goods. The starting points are the 

market shares of each of the survey zones, previously defined in Section 4 and Figure 

4.1, derived from the household survey. These reflect current shopping patterns. We 

then apply these market shares to estimates of retail expenditure by residents in the 

base year, 2007, giving an expenditure pattern for the five zones of the Study Area and 

a total for the whole Study Area. 

5.2 Figures for imported expenditure, based on the shopper survey and Bord Failte data, 

are then added in to provide estimates of the turnover of each centre or area. These 

turnover estimates are tested by deriving sales per square metre for each of the main 

centres. The process is then shifted forward to 2013 and 2020 using data on future 

population growth and increases in retail expenditure. All prices in this and subsequent 

sections are at constant 2004 levels. 

Comparison Expenditure Patterns 

Base Year Expenditure 

5.3 The next table sets out comparison expenditure for each zone in 2007. Populations are 

as detailed in Appendix 1. Per-capita expenditure is derived from the RTP retail model, 

described in Appendix 4. Multiplying the population of each zone by its average percapita 

expenditure gives an estimate of total comparison goods spending in the Study 

Area which is shown in Table 5.1. It should be noted that this also includes a small 

element of turnover in shops which is generated by retail spending of local businesses 

on goods such as office supplies and stationery – Appendix 4 provides the details. 

Table 5.1 Expenditure By Residents On Comparison Goods, 2007 (€ million) 


Douglas 

Rest of 

Met. 

Area 

Ring North Far 

west 

Total % 

Comparison 

expenditure per 

capita 3,268 3,489 3,183 2,956 3,052 

Population 2007 139,454 139,335 106,991 45,533 57,914 489,227 

Total comparison 

expenditure (€ mill) 455.7 486.2 340.6 134.6 176.7 1,593.8 100.0 

Total RWH 

expenditure (€ mill) 68.4 80.2 41.5 23.8 9.1 222.9 14.0 

Pure comparison 

expenditure (€ mill) 387.3 406.0 299.1 110.8 167.6 1,370.9 86.0 

Note: market shares are rounded; the total does not add to 100 due to this rounding. 

5.4 Total comparison expenditure ranges from over €450 million in each of the two inner 

zones down to €135 million in the North zone. Total expenditure for the entire Study 

Area is €1,594 million 

5.5 The market shares shown in the previous section apply to “pure” comparison goods 

only (i.e. high street type shopping, but not retail warehouses) so it is necessary to 

deduct an estimate for comparison goods expenditure in retail warehouses. In 2007 

the Study Area had around 89,000 sq m of retail warehousing which, at an average 


March 2008 31


density of €2,500 per sq m, would have a turnover of around €222.9 million. We 

assume that there are no net imports or exports of retail warehouse expenditure to the 

Study area. Consequently, this turnover is equivalent to expenditure by Study Area 

residents. We then adjust the expenditure estimates so as to provide separate 

estimates of spending on “pure” comparison goods and retail warehouses. 

5.6 When the €222.9 million retail warehouse expenditure is subtracted from the entire 

€1593.8 million comparison figure there remains €1370.9 million as non-retail 

warehouse or “pure comparison”. Table 5.2 applies this expenditure – zone by zone – to 

the market shares derived in the previous section. 

5.7 As indicated in paragraph 29 of Appendix 3 the differences between the market shares 

of some of the smaller centres are not statistically significant. Consequently, the 

estimates of future retail requirements are output to nine main retail groupings: Cork 

City centre (including potential extensions to it and Docklands), Mahon Point, Douglas 

Court/Village, other Cork suburbs, outer metropolitan centres, Mallow, other Ring 

towns, other county Cork and outside the county. 

Table 5.2 Expenditure by Residents On Non-RWH Comparison Goods, 2007 

Zone 


Douglas 

Rest of 

Met. 

Area 

Ring North Far 

West 

Total 

Market 

share 

Centre 

€ mill € mill € mill € mill € mill € mill % 

Cork city centre 242.2 234.1 157.9 42.6 74.4 751.2 55 

Mahon Point 53.6 58.8 8.6 6.5 9.6 137.1 10 

Douglas Court\ Village 46.6 27.5 2.1 2.2 3.7 82.1 6 

Other Cork suburbs 24.5 25.3 10.3 4.7 8.0 72.8 5 

Outer met centres 6.2 41.3 13.0 1.8 1.1 63.3 5 

Mallow 0.3 2.4 33.6 26.8 0.0 63.2 5 

Other Ring towns 6.8 5.4 47.4 4.9 16.0 80.5 6 

Other County Cork 4.1 5.1 6.4 17.4 29.9 62.9 5 

Other, outside County 2.9 6.2 19.7 3.9 25.0 57.8 4 

TOTAL 387.3 406.0 299.1 110.8 167.6 1,370.9 100.0 

Market shares are rounded and therefore do not exactly add to 100 

The other Cork suburbs are Ballyvolane, Bishopstown Court, Blackpool and Wilton 

The outer metropolitan centres are Ballincollig, Carrigaline and Midleton 

The other Ring towns are Bandon, Fermoy, Macroom and Youghal 

5.8 The penultimate column gives total expenditure in each centre by residents of the 

Study Area. Overall market shares for the entire Study Area, are given by the final 

column. It can be seen that Cork City centre accounts for 55% of residents “pure” 

comparison goods expenditure. The next most important centre is Mahon Point, with 

10%, followed by Douglas Court/Village with 6% and Mallow with 5%. The other Cork 

suburbs collectively have 5% and similar proportions apply to the outer metropolitan 

centres and the other Ring towns. Centres outside the Study Area account for 4% of 

residents’ expenditure. Table 5.4 gives an overview of changes over time, showing the 

results of our previous surveys in 1997 and 2001. 


March 2008 32


Table 5.3 Changes In Market Shares For Non-RWH Comparison Goods, 1997-07 

1997 2001 2007 

Cork City Centre 70 64 55 

Suburban Centres 11 11 11 

Mahon Point - - 10 

Ring towns 10 12 11 

Metropolitan towns 2 1 5 

Other 7 12 8 

TOTAL 100 

5.9 Given the margins of error in a comparison like this it is unwise to make much of small 

changes. It is clear however that there has been a continuous decline in the market 

share of the City Centre – from 70% in 1997 down to 64% in 2001 and 55% in 2007. 

This decline is a result of the time taken to implement any substantial retail 

development schemes in the City Centre and the decision to plan for Mahon Point in 

order to meet demand arising at that time. Throughout the period, the share of the 

suburban centres has remained broadly constant – they have managed to 

accommodate the substantial increases in expenditure without major extensions to 

their floorspace. And with no increase in the established suburban centres the slack 

has been taken up by Mahon Point, built since 2001, whose present market share is 

10%. 

5.10 The Ring towns have more or less held their own, partly due to the strong showing by 

Mallow in the 2007 survey. There has been a strengthening of the metropolitan towns, 

following substantial retail developments in Ballincollig and Midleton. In the period 

1997 to 2001 it looks like there was a temporary absorption of pressure by “other” 

centres, including those outside the Study Area. 

Turnover Tests 

5.11 We have investigated the implications of the above results for the sales densities of 

groups of centres. These are shown in the chart below. 

Figure 5.1 Typical Existing Non-RWH Comparison Goods Sales Densities 

Rest of county 

Ring towns 

Outer met centres 

Cork suburbs 

Cork city centre 

- 2,000 4,000 6,000 8,000 10,000 12,000 

5.12 We have taken account of estimates for imports of spending from outside the Study 

Area, based on the results of the shopper survey. Imports to the City Centre and 

Mahon Point are 14% and 8% of the total turnover (not the residents’ contribution). 

Based on location and relative attraction, we estimate comparable figures to be 5% for 

Mallow and 4% for Douglas. 


March 2008 33


5.13 Sales densities in the City Centre are well over €11,000 per sqm and for the suburbs 

are well over €8,000 per sqm. These figures are perfectly plausible, given the rapid 

growth of expenditure in recent years and the relatively slow expansion of retail 

floorspace. Average sales densities in the ring towns are €6,000 per sqm and in the 

outer metropolitan centres are almost €5,000 per sqm. 

5.14 Average sales densities in the other county towns derived from the survey evidence 

are a little under €2,000 per sqm. Whilst we would expect sales densities in these 

towns to be somewhat lower than elsewhere in the retail hierarchy this is possibly an 

under-estimate reflecting the fact that survey responses tend not to give these towns 

as primary destinations for comparison shopping. In practice, we would expect new 

development in these towns to be achieving about €3,500 per sqm. 

Comparison Expenditure Projection to 2013 and 2020 

5.15 We now estimate the growth of comparison expenditure from 2007 to the forecast 

years of 2013 and 2020. For this purpose the calculation is carried out for all 

comparison expenditure, including the retail warehouse element, since it is a matter for 

future policy how the total comparison goods spending pot should be distributed 

between retail warehouses and other outlets. The process is first to multiply the 

projected population at the forecast years by per capita expenditure to give total 2013 

and 2020 comparison expenditure by residents. (The derivation of base year and 

future populations is set out in Appendix 1. Similarly, Appendix 4 deals with base year 

and per-capita income and shows how per-capita figures are derived for individual 

zones according to their socio-economic composition). These steps are carried out for 

each of the five retail zones to give an idea of the geographical distribution of the 

increase in locally-generated expenditure. It does not of course follow that these 

increases should be accommodated in the zone in which they occur, but this is one 

factor to take into account, as discussed in the Section dealing with strategy options. 

5.16 Next, at the Study Area level, estimates of imported expenditure are added in. Imports 

of expenditure from outside the Study Area are based on the shopper survey results 

for Mahon Point and the City Centre together with broad estimates for the smaller 

towns, cross-checked against tourist expenditure from Bord Failte. This gives a total 

quantum of imported spending of €162.2 million p.a. It is assumed that these imports 

will in future bear a constant relationship to residents’ expenditure, so that as residents’ 

expenditure increases, gains from outside increase pro-rata. 

5.17 Next, allowance is made for increases in special forms of trading (SFT). This term 

covers non-store retail expenditure – by mail order, by internet and at street markets. 

Of these, internet trading is the main growth area and is expected to make inroads into 

store –based expenditure over the next decade, a major determinant being the level of 

broadband internet connections. The calculations of Appendix 4 - being based on the 

ASI - include SFT and in fact there is little detailed evidence on special forms of trading 

in the Republic. The assumption made here is that these forms of trading eat into 

store-based expenditure by an amount that increases by 0.35% of residents’ 

expenditure in each year after the base year. 

5.18 Finally, in order to obtain the expenditure available for new floorspace we deduct the 

turnover of existing floorspace. This was estimated by the simple process of adding 

imported expenditure to residents’ expenditure and deducting exports. Because 

current sales densities are very high we do not assume any increase over time. 

5.19 Table 5.4 shows that up to 2013 there will be €685 million available to support new 

comparison floorspace. Up to 2020 there will be €2,269 million. 


March 2008 34


Table 5.4 Potential Turnover For Comparison Goods to 2013 and 2020 

Zone 


Douglas 

Rest of 

Met. 

Area 

Ring North Far West Total 

€ mill € mill € mill € mill € mill € mill 

2007 2007 2007 2007 2007 2007 

Expenditure by residents 

(€ millions) 455.7 486.2 340.6 134.6 176.7 1,593.8 

Imported expenditure 

(€ millions) 162.2 

Total comparison expenditure 

(€ millions) 1,756.0 

Increase in SFT 


Sales from 2007 floorspace 

(€ millions) 1,756.0 

Residual for new floorspace 


2013 2013 2013 2013 2013 2013 

Per capita expenditure (€) 4,210.8 4,496.1 4,101.5 3,808.9 3,932.4 4,208.0 

Population 150,577 165,699 110,206 48,566 61,770 536,818 


(€ millions) 634.0 745.0 452.0 185.0 242.9 2,258.9 

Growth from 2007 

(€ millions 201.6 292.2 126.1 57.0 74.8 751.8 



Total comparison sales 

(€ millions) 2,488.9 




(€ millions) 1,756.0 



2020 2020 2020 2020 2020 2020 

Per capita expenditure (€) 6,251.4 6,675.0 6,089.2 5,654.7 5,838.1 6,262.9 

Population 167,811 201,121 120,693 52,260 66,469 608,354 


(€ millions) 1,049.1 1,342.5 734.9 295.5 388.1 3,810.0 

Growth from 2007 

(€ millions 593.3 856.3 394.4 160.9 211.3 2,216.3 



Total comparison sales 

(€ millions) 4,197.9 


€ millions) 173.4 


(€ millions) 1,756.0 


(€ millions) 2,268.5 

5.20 Because sales densities are already high in most centres, we do not make any 

allowance for increases to 2013 or 2020, although this position will need to be 

reviewed over time as new development is implemented. We recommend a review in 

2012. 


March 2008 35


5.21 There is little scope for substantive new development up to 2013. Research carried out 

in conjunction with the City Council and County Council has shown that planning 

permissions for substantial amounts of comparison floorspace have already been 

granted in the Study Area. Total outstanding commitments - including schemes under 

construction in mid 2007 and those not yet started - are for 40,864sqm (net) of retail 

warehousing and 74,198sqm (net) of other comparison floorspace. In total, this is 

equivalent to more than half of the comparable existing floorspace in the entire Study 

Area Details are shown in Appendix 4. 

5.22 We estimate the turnover of these commitments to be €713.3 million (see Table 5.5) 

which exceeds the theoretical estimate of “residual” additional turnover in 2013 set out 

in Table 5.4 above ( €685 million). As shown in Table 5.5, once account is taken of 

current commitments (and assuming that they are all implemented) there will be 

€1,551.3 million available to support new comparison floorspace (including retail 

warehousing) up to 2020. 

Table 5.5 Estimated Turnover of Current Commitments to 2020 

sq m net € per sq m turnover (€ 

mill) 

Committed retail warehousing 40,865 2,500 102.2 

Other comparison commitments, City Centre 37,085 10,000 370.9 

Other comparison commitments, suburbs 10,777 8,000 86.2 

Other comparison commitments, elsewhere 26,336 6,000 158.0 

TOTAL 717.3 

Residual 2007-2020 2,268.5 

Left for new schemes 1,551.3 

5.23 However, this analysis takes no account of the fact that, based on experience of large 

scale retail development, the new City centre developments would probably have an 

impact on existing floorspace in the City centre of around 10%, by diverting trade from 

existing shops to the new developments. In other words, some of the turnover 

achieved within the emerging retail schemes would be supported by trade diversion 

rather than a call on the projected growth in consumer spending. The way in which 

this could work is illustrated below in Table 5.6. 

Table 5.6 : Impact of City Centre Retail Development (€million) 

Turnover of City Centre Before Impact 

Trade diverted by 10% impact 

Turnover generated by City centre commitments 

Trade drawn from expenditure growth 

€874 

€87.4 

€377.0 

€289.6 

5.24 As a consequence there would be some €87.4 million of potential turnover released 

which could support some additional retail development in the City centre both prior to 

2013 and thereafter. This is still relatively small in terms of the total growth in Study 

Area expenditure. In Section 6 this figure has been added to the €1,551.3 million 

shown in Table 5.3 to give a total sum of €1,638.7 million. 

Convenience Goods 

5.25 A similar projection methodology has been adopted for forecasting future 

convenience goods floorspace requirements. We use the population projections 


March 2008 36


set out in Appendix 1 and the estimates of per capita spending on convenience 

goods set out in Appendix 4. Table 5.7 sets out the assessment. 

5.26 It should be noted that with convenience shopping we make no allowance for 

imported expenditure, it being assumed that imports and exports will balance out, 

given the short-distance nature of convenience shopping. The turnover of existing 

floorspace is therefore equal to residents’ expenditure. It is also assumed that 

sales through street markets and mail order remain constant. There will be some 

increase in internet trading but, with convenience goods, internet deliveries are 

made from supermarkets and count towards the supermarkets’ conventional 

turnover. The sales density of stores’ 2007 floorspace is increased at the rate of 

0.3% per annum so the turnover of the 2007 floorspace grows slightly over time. 

Table 5.7 Potential Turnover For Convenience Goods 


Douglas 

Rest of 

Metropolitan 

Area 

Ring North Far west Total 

2007 2007 2007 2007 2007 2,007 

1 Expenditure index 100.3 102.4 99.2 97.0 97.1 

2 Per capita expenditure (€) 3,058 3,122 3,024 2,958 2,961 3,048 

3 Population 139,454 139,335 106,991 45,533 57,914 489,227 

4 Expenditure by residents (€ millions) 426.5 435.0 323.5 134.7 171.5 1,491 

5 Net imports of expenditure (€ millions) - 

6 Total convenience expenditure (€ millions) 1,491 

7 Increase in SFT (€ millions) - 

8 Sales from 2007 floorspace (€ millions) 1,491 

9 Residual for new floorspace (€ millions) - 

2013 2013 2013 2013 2013 2013 


11 Population 150,577 165,699 110,206 48,566 61,770 536,818 


13 Growth from 2007 (€ millions 54.7 112.7 22.2 15.1 19.3 224 



16 Increase in SFT (€ millions) 


18 Residual for new floorspace (€ millions) 168 

2020 2020 2020 2020 2020 2020 


20 Population 167,811 201,121 120,693 52,260 66,469 608,354 


22 Growth from 2007 (€ millions 167.5 298.2 96.5 44.0 56.1 662 



25 Increase in SFT (€ millions) 


27 Residual for new floorspace (€ millions) - - - - - 574 

5.27 The residual expenditure available for new convenience goods floorspace is €168 

million by 2013 and €574 million by 2020. As before, we compare this with existing 

commitments for convenience floorspace (Table 5.8). Full details of these 

commitments are given in Appendix 2. 


March 2008 37


Table 5.8 Estimated Turnover of Current Convenience Commitments, 2013 

Sq m net € per sq m 

Turnover 

(€ mill) 

Convenience commitment of 2,000m 2 or over 3,000 11,500.0 34.5 

Convenience commitment less than 2,000m 2 21,508 6,000.0 129.0 

TOTAL 24,508 163.5 

5.28 Existing commitments for convenience floorspace total about 24,500 sq m. Some 

3,000 sq m will be large units – likely to be occupied by “high-level” operators such as 

Tesco or Dunnes, who can be expected to have sales densities around €11,500 per sq 

m by 2013. The remainder will be for “lower level” supermarket operators or 

discounters such as Lidl or Aldi, whose sales density would be around €6,000 per sq 

m. Multiplying through by these densities gives a total turnover of €163.5 million. 

Assuming that these commitments are implemented, the turnover generated is close to 

the residual expenditure available by 2013, which is €168 million. So, once again, 

there is little scope for additional development at this stage. By 2020, however, there 

will be over €400 million available for additional retail floorspace in the convenience 

sector. 

5.29 We have looked at the position in 2013 for individual zones to see whether there may 

be some slack in particular areas. To this end, Table 5.9 breaks down the 

commitments for each zone, calculates their turnover and compares this with the 

residuals of Table 5.7. (To calculate the turnovers we follow the overall sales density 

implied by Table 5.8 – that is, €163.5 million divided by 24,500 sq m which is €6,673 

per sq m). 

Table 5.9 Residuals and Commitments by zone, 2013 


Douglas 

Rest of 

Metropolitan 

Area 


Residual for new floorspace (€ millions) 40 90 14 11 14 

Committed floorspace (sq m) 7,033 6,744 5,380 3,426 1,925 

Sales density (€ per sq m) 6,673 6,673 6,673 6,673 6,673 

Turnover of commitments (€ mill) 47 45 36 23 13 

Difference from residual (€ mill) (7) 45 (22) (12) 1 

5.30 For three zones, the estimated turnover of the commitments exceeds the residual 

expenditure. In the Rest of the Metropolitan Area there is a surplus of €45 million of 

available expenditure to support new development and there is a very small surplus in 

the Far West zone. 

5.31 By 2020 there will be more expenditure available for additional retail floorspace in the 

convenience sector. For the whole Study Area, total growth up to that year is €574 

million and deduction of the turnover of commitments gives a residual of €410.5 

million. 


March 2008 38


5.32 Whilst there is little theoretical need for new retail development (both convenience and 

comparison) by 2013, with the exception of the Rest of the Metropolitan Area it is 

evident that it takes time to bring forward new development. We address this issue in 

the next Section. 


March 2008 39



March 2008 40


6 STRATEGY 

Introduction 

6.1 As set out in the previous Section, there will be limited surplus expenditure at 2013 to 

support either new comparison or convenience floorspace, due to the large number of 

current commitments. By 2020, however, there will be around €1,639 million of 

spending available to support new comparison floorspace and over €400 million 

available to support new convenience floorspace. This is expenditure remaining after 

commitments have been deducted. We now consider how best to distribute, manage 

and monitor new development. 

Distribution of New Comparison Goods Floorspace 

Overall Approach 

6.2 The main focus for retail growth will be in the City and metropolitan Cork. This is where 

most population growth is envisaged. Furthermore, the City centre should remain a key 

sequential priority for high order comparison shopping, reflecting the NSS. 

6.3 Although there is little theoretical need for new floorspace up to 2013, the Councils 

should start planning for beyond this period. Retail development can take several 

years to come forward and so new sites should be identified and promoted now. Large 

comparison goods development can take five years or more to bring forward. 

Convenience goods development can take three years or thereabouts. 

6.4 There is a range of options for the distribution of new comparison floorspace 

development in the 2007-2020 period. The Councils can choose to allocate new 

floorspace in accordance with market demand, or in line with population change, or 

somewhere in between. Table 6.1, below, sets three options; 1 and 2 are at opposite 

ends of the spectrum and 3 is a mid-point. 

Table 6.1 Comparison Floorspace (Sales Floorspace) : Options for Distribution 2007-2020 

OPTION 1 OPTION 2 OPTION 3 

Growth allocated in proportion to 

increase in residents' expenditure 

but with City Centre kept at 50%; 

outside county at 3% and retail 

warehouses raised to 15% 

Growth allocated in accordance 

with 2007 market shares 

market 

share 

addtl 

exp 

€ 

million 

addtl 

frsp 

sq m 

mrkt 

share 

addtl 

exp 

€ 

million 

addtl 

frsp 

sq m 

City Centre, outside county 

and retail warehouses as in 

option 2. Otherwise between 

options 1 & 2 

mrkt 

share 

addtl 

exp 

€ 

million 

Cork city 

centre* 50% 814 77,461 50% 814 77,461 50% 814 77,461 

Cork suburbs 

inc Mahon Pt 18% 289 36,703 9% 140 17,755 13% 209 26,577 

Outer 

metropolitan 4% 62 10,751 12% 201 34,866 8% 128 22,085 

Ring towns 

9% 144 4,978 6% 96 16,578 7% 111 19,168 

Other County 

Cork 4% 65 17,702 5% 86 23,352 5% 75 20,467 

Outside 

County 3% 54 3% 54 3% 54 

Retail 

warehouses 13% 208 79,074 15% 245 93,435 15% 245 93,435 

TOTAL** 100% 1,636 246,670 100% 1,636 263,448 100% 1,636 259,193 

*Inc. Docklands and other neighbourhood centres 

**An indicative distribution of retail warehouse provision is given at paragraph 6.67 

addtl 

frsp 

sq m 


March 2008 41


6.5 The market shares for the City centre and outside the County are kept constant for all 

three options. 

6.6 It should be noted that the indicative guideline floorspace for Cork City centre includes 

development of retailing in the District and Neighbourhood centres proposed for 

Docklands in line with population and employment growth. 

6.7 Option 1 allocates new floorspace in accordance with the observed 2007 market 

shares (as derived from the household survey, modified by estimates of imported 

expenditure). It is therefore in line with current market demand, because developers 

want to develop new floorspace in the most popular locations. Under this option, a 

large amount of new floorspace would be provided in the Cork suburbs (including 

Mahon Point) and in the ring towns. This option allocates 13% to support new retail 

warehouses; this being the current aggregate market share being achieved by retail 

warehouses. 

6.8 Option 2 allocates new floorspace in accordance with the increase in residents’ 

expenditure by zone. This is in turn related to population projections – those areas 

where population will grow faster will have a corresponding increase in expenditure. 

This option therefore allocates new floorspace in accordance with the planning 

objectives of sustainable development, on the assumption that if new retailing is 

provided in locations where population is growing, new residents will in theory not need 

to travel long distances to undertake their shopping. The update of CASP will take 

place over the coming months, which will confirm the population growth of the Outer 

Metropolitan and Ring towns. 

6.9 Under this option, a large amount of new floorspace would be provided in the outer 

metropolitan area and in other County towns (i.e. in North and West Cork). This option 

allocates 15% to support new retail warehouses. We have allowed for a small increase 

in the retail warehouse market share to levels achieved elsewhere. 

6.10 Option 3 lies between Options 1 and 2, although for retail warehousing it allocates the 

same proportion as Option 2 (15%). Taking this option would mean spreading new 

development more evenly. It would mean planning for sustainable growth whilst still 

taking into account the requirements of the market – and therefore ensuring that new 

development is in locations which are attractive to the market. There would still be a 

large amount of new development in the suburbs – around 27,000sqm. In the Outer 

Metropolitan Area around 22,000 sqm would be provided with 19,000 sq m in the Ring 

towns and some 20,500sqm in the other County towns. The 15% of expenditure to 

support new retail warehousing would equate to around 94,000sqm. 

6.11 When considered as at the time of writing this report, Option 3 is the best approach 

because it combines the demands of the market with the Council’s aims of sustainable 

new development related to population growth. It promotes the development of 

260,000 sqm of additional comparison goods sales floorspace. Once again, this 

strategy would need to be reviewed in 2012. 

6.12 Although Cork City centre is allocated a half of the projected growth in turnover, once 

account is taken of differential sales densities, the City will be gaining approximately 30 

per cent of new floorspace. The suburbs get some 10 per cent and the outer 

metropolitan towns 8.5 percent. The Ring towns get 7.5 per cent and the other County 

towns nearly 8 per cent. The allocation to retail warehouses is 36 per cent of the total 

floorspace, due to the low sales density for this type of retailing. 

6.13 In Cork Suburbs, with three District Centres on the south side of the city, there is an 

imbalance in retail provision between the northside and southside, relative to 

population distribution. It is proposed therefore that future comparison floorspace be 

allocated 40% northside and 60% southside in an attempt to address this imbalance. 


March 2008 42


Distribution of New Convenience Goods Floorspace 

Overall Approach 

6.14 We have shown in Section 5 that convenience expenditure growth is outweighed by 

the prospective turnover of current commitments so there is little scope for immediate 

further development. But from 2013 to 2020 there will be further expenditure growth 

which will support additional increases in floorspace. Table 6.2 shows how this growth 

could be distributed between the five zones of the Study Area. 

Table 6.2 Convenience goods floorspace requirement 2013-2020 (square metres) 


Douglas 

Rest of 

Metropolitan 

Area Ring North Far west 

Study Area 

Total 

Residual for new 

floorspace (€ millions) 144 266 81 37 47 574 

Turnover of commitments 

(€ mill) 47 45 36 23 13 164 

Surplus over residual (€ 

mill) 97 221 45 13 34 410 

Floorspace requirement at 

€11,740 / sqm 8,262 18,825 3,833 1,145 2,873 34,923 

Floorspace requirement at 

€6,130 / sqm 15,824 36,052 7,340 2,194 5,502 66,884 

Average 12,043 27,438 5,586 1,669 4,187 50,903 

6.15 Up to 2013, expenditure growth on convenience goods will be €168 million. However, 

the large number of current commitments (24,500 sqm net) will achieve a turnover of 

€164 million, so there is little scope for immediate further development. 

6.16 Between 2013 and 2020, there will further expenditure growth. Because convenience 

spend is localised, we recommend allocating this on the basis of the broad distribution 

set out in Table 6.2. 

6.17 The first row of the table gives residual expenditure, as in Table 5.7. This totals € 574 

million for the whole study area, distributed between the individual zones as shown. 

We then deduct the estimated turnover of current commitments at a slightly higher 

level than that shown for 2013 in Table 5.8 to allow for a modest increase in sales 

density. The remainder - €410 million – is then converted into floorspace requirements 

under two separate assumptions: the first using a sales density of €11,740 per sq m 

(appropriate to large operators such as Tesco or Dunnes) the second using €6,130 

(appropriate to smaller operators). For the entire Study Area the results vary from 

some 35,000 to 67,000 sq m, with an average of 51,000 sqm of additional sales area 

floorspace. 

6.18 The amount of floorspace that this will support is dependent on occupiers, because 

different retailers have different sales densities. Higher quality operators such as Tesco 

and Dunnes currently have sales densities of around €11,500 / sqm whereas smaller 

supermarkets and discounter operators have sales densities of around €6,000 / sqm. 

6.19 We recommend that the Councils plan for new floorspace based on the average of the 

two figures. However, it is important that development is closely monitored so that the 

floorspace requirement can be adjusted depending on what exactly is built and 

occupied. 

6.20 The distribution of convenience floorspace should be allocated based on existing 

population distribution and planned population growth. 

6.21 In the City & Douglas, the focus should be on improving the range and quality of 

foodstores in sustainable locations. In the City suburbs new convenience retailing 

should be distributed to help redress the balance between the north side and the south 

side on the basis of 40% north side and 60% southside. In the County, development 

should be focused on towns which currently have limited provision. 


March 2008 43


6.22 Planning applications should be assessed on their merits according to detailed criteria 

(discussed later). 

Retail Hierarchy 

Overview 

6.23 The NSS provides for increasing urbanisation of the population and achievement of 

critical mass in large multi-faceted town centres. Some of the centres should therefore 

be expanded and strengthened to meet the needs of their growing populations. 

6.24 The NSS has an Atlantic Gateway Corridor Initiative from Waterford to Galway 

incorporating the Gateway of Cork and the Hub of Mallow, which aims to 

counterbalance the development in Dublin. This will have a significant bearing on the 

towns along the “Gateway”; namely Youghal, Midleton, Carrigtwohill, Blarney, Mallow, 

Buttevant and Charleville – market demand for new retail floorspace in these towns is 

likely to increase. 

6.25 Allocations for retail floorspace must be geographical or town catchment specific. 

Peripheral towns need more self sufficiency for local shopping trips to serve their own 

catchments. Our recommendations for the retail hierarchy are summarised in Table 

6.3 on the next page. 


6.26 Cork City Centre is the primary retail centre in the County and the region and should 

continue to be the focus for most comparison retail development in the south of the 

country. 

6.27 The City Centre is undergoing major central development at present, with large 

developments under construction at the Guy’s site, Cornmarket Street and at St. 

Patrick’s Street/Emmet Place. Also under construction is a new Dunnes store and a 

retail warehousing scheme at the An Post site, Eglinton Street. In addition there is 

planning permission for a range of new convenience and comparison floorspace at 

Grand Parade, Lavitt’s Quay, Merchants Quay and St. Patrick’s Quay, and a proposal 

for retail development at the Capitol Cinema site. 

6.28 The City Centre is undergoing significant expansion through edge-of-centre 

redevelopment, most notably on the Cork Docklands. While the Docklands will not be 

primarily developed as a retail destination it will have an element of both convenience 

and comparison floorspace. 

6.29 The retail centres/services in the Docklands are to be rolled out in tandem with the 

20,000 additional population anticipated in the area and will need to begin in the 2013- 

2020 timeframe. 


March 2008 44


Table 6.3 Retail Hierarchy 

Description Centres Objectives 


Tier 2 

City 

Expansion to provide large floorplates 

to attract more premium occupiers 

Docklands 

Provision of new retail at Docklands to 

serve new residential & employment 

development 

Cork Suburbs – District 

Centres 

Blackpool, Douglas, Wilton. 

Possibility of new/expanded 

district centres to serve northeast 

and north-west. 

Development of mixed use to include 

retail, with urban design and access 

improvements 

Cork Suburbs – 

Neighbourhood Centres 

Outer Metropolitan 

Tier 3/4 

Ring Towns 

Tier 3 

Other County Cork 

Tier 4 

Mahon 

Bishopstown, Bishopstown 

Court, Togher, Hollyhill, 

Ballyvolane, Kinsale Road 

Ballincollig, Blarney, Midleton, 

Carrigaline – Tier 3 

Monard 

Carrigtwohill – Tier 4 

Glanmire, Tower, Little Island, 

Passage West – Tier 4 

Cobh – Tier 3 

Mallow 

Youghal, Macroom 

Bandon, Fermoy 

Kinsale 

Clonakilty 

Kanturk, Charleville, Bantry, 

Mitchelstown, Skibbereen, 

Buttevant 

No significant retail expansion 

envisaged. Mixed use with urban design 

and access improvements desirable 

Prevention of change of use of local 

shops to non-retail. Small-scale 

expansion. 

Expansion in line with planned 

population increase. 

Provision of retailing as part of new 

settlement 

Expansion when new housing or 

employment developments come 

forward 

Incremental growth in line with current 

and planned population levels. 

Provision of more convenience and 

tourism comparison floorspace 

Expansion in line with hub town status, 

to provide large floorplates to attract 

more premium occupiers. Should be 

developed as one of the largest towns 

in the County. 

Expansion in line with planned 

population growth 

Expansion with potential for town centre 

regeneration 

Consolidation as local service and 

tourism centre 

Expansion to become the main retail 

centre in West Cork 

Incremental growth in line with current 

and planned population levels 

Millstreet, Newmarket, 

Consolidation as local service centres. 

Dunmanway, 

Castletownbere, Schull 

Note: the specification of hierarchical tiers is taken from the Retail Planning Guidelines. 

Cork Suburbs – District Centres 

6.30 Currently there are four suburban District Centres on the outer edge of the Cork urban 

area. One to the north (Blackpool) one to the south west (Wilton), one to the south 


March 2008 45


(Douglas Court and Village) and one to the east (Mahon Point). These centres are 

characterised by medium or large foodstore anchors, together with a range of 

comparison shopping. Some of the centres contain a wide range of good quality 

comparison shopping, similar to a town centre. 

6.31 However from a transport infrastructure and use mix point of view they are typical of 

purpose-built out-of-town retail development with substantial ground level free car 

parking and do not perform the same as, for example, fully functioning town centres will 

high quality public transport accessibility and a wide mix of land uses. It is the 

Councils’ intention, however, that these District Centres should become urban centres 

rather than remain as out-of-town malls. It is recommended that the Councils include 

policies in Development Plans/Local Area Plans for these centres to guide the form of 

future development so that they evolve into fully functioning mixed-use, higher density, 

urban centres, with greatly enhanced public transport access and parking demand 

management. The allocation of significant additional retailing space to these centres 

will be contingent on the delivery of such upgraded urban centres where considered 

appropriate by the planning authorities. 

6.32 In order to secure that the next phase of City centre development is progressed within 

the four nucleus zones set out in the City Centre Retail Strategy and Action Plan and, 

development schemes are progressed in the Metropolitan Towns, there will need to be 

careful monitoring of the amount of retail floorspace which is permitted in the Suburban 

District Centres. 

6.33 Clearly the potential of each District Centre is not uniform and it will be the role of the 

Development Plans/Local Area Plans to identify an appropriate share for each centre 

in the light of local circumstances. Factors in determining this would include: 

• Progress towards achievement of the characteristics of a mixed use urban centre 

• Respective population growth within their local catchment areas as well as deficits 

in provision for the existing population 

• Strategies to deal with transportation and access issues 

• Physical capacity of the centre to accommodate development 

6.34 The additional comparison space for the suburbs needs to be allocated to ensure a 

reasonably even distribution of such space in the city suburbs, convenient to where 

people live. It is intended that such space be distributed 40%/ 60% northside / 

southside respectively, to help redress current imbalance in provision. Mahon is by far 

the largest centre at 14,000 sq m of comparison space and it should remain generally 

at this level over the lifetime of this study, with no significant expansion envisaged. 

(Limited expansion of up to 10% could be considered for urban design reasons.) It is 

considered that no other suburban centre should exceed the level of Mahon. It is 

considered appropriate to direct the bulk of the additional southside share of the new 

floorspace to the other District Centres in the south and south-west, with a small 

amount to neighbourhood centres. On the northside there is scope for consolidation of 

the existing district centre in Blackpool as well as for additional provision in the northwest 

and north-east of the city in order to deliver a more equitable distribution of space. 

This could be achieved by upgrading of existing neighbourhood centres to district 

centres or if this is not feasible, development of new district centres. 

6.35 The 12,000 net square metres of convenience space (the average between the high 

and lower density models outlined in Table 6.2) should be distributed according to 

current and future population levels and expenditure patterns, taking into account the 

objective of redressing the northside/ southside imbalance. 

Cork Suburbs – Neighbourhood Centres 

6.36 Neighbourhood centres serve more localized catchments in urban areas. The 

neighbourhood concept is based on the principle that people should be able to supply 

many of their requirements for daily living within easy reach of their homes, preferably 

within walking distance. The concept is central to the principles of sustainable 


March 2008 46


development. It involves the provision of educational, commercial, recreational and 

retail facilities in conjunction with the provision of housing. 

6.37 Neighbourhood centres have a greater emphasis on food and convenience goods but 

also usually include a limited range of comparison shops, service outlets, and possibly 

retail offices/services (e.g. banks) to serve a local need. 

6.38 The development plan should include a policy to presume against the loss of existing 

retail units in neighbourhood centres. 

6.39 Where an area is planned for significant additional population growth it will be 

necessary to consider the need for expanding existing neighbourhood centres or 

providing purpose built new ones. 

Outer Metropolitan 

6.40 Of the Metropolitan towns, Midleton, Blarney, Ballincollig and Carrigaline should be 

expanded. Midleton and Blarney are located on the suburban rail project and so are 

focal points for new higher density housing and employment development. Therefore, 

there will need to be further retail development in these towns to provide for the needs 

of new residents and workers. Midelton has a specific role in serving a wider 

catchment area and there are ambitious projects being considered in and around the 

central area that should be promoted. In Blarney, a town extension is planned. 

Ballincollig and Carrigaline are large towns which have expanded significantly in recent 

years and there are further central opportunities in both. 

6.41 Near to Blarney will be the planned new settlement of Monard. New retail development 

should be provided here of a scale appropriate to the population; most probably a large 

neighbourhood centre unless the scale of development would bring forward more than 

5,000 dwellings. 

6.42 Carrigtwohill is located on the suburban rail corridor and is already a focus for retail 

warehousing. New “town centre” retailing will also be required when the planned large 

housing and employment developments go ahead, to cater for the expanded 

population. 

6.43 Cobh is a tourist town but with a tightly constrained town centre that can accommodate 

an additional element of comparison retail aimed at tourism. Passage West is a long 

established small centre that has had no significant retail development in recent years. 

The old dockyards present a potential redevelopment area. Glanmire has a suburban 

neighbourhood centre that can be expanded incrementally, although no major 

expansion is envisaged in CASP. 

Ring towns 

6.44 Mallow is one of the largest retail centres in the County. It has been designated as a 

hub in the NSS and has sub-regional significance as an urban centre. Some further 

retail expansion would be appropriate to reflect its increasing importance. Retail 

development should provide large floorplates to attract more premium occupiers. 

6.45 There has been significant retail development taking place in Mallow and it is 

anticipated that this will continue. Mallow is an attractive town for retailers and there 

are now more retailers that were not previously represented. A Special Local Area 

Plan has been produced which identifies opportunity sites for growth. 

6.46 Youghal and Macroom serve well defined catchments. These towns should improve 

their town centre retail function by increasing the range and quantum of retail 

floorspace. There are opportunities in both towns to provide new comparison and retail 

warehouse development 

6.47 In Fermoy and Bandon there are also some opportunities for new retail development. 

Both towns are in need of regeneration to make them more attractive shopping 

destinations. 


March 2008 47


6.48 Kinsale is a tourist town and serves a limited catchment. There are several 

comparison and convenience developments already committed and these are likely to 

meet requirements in the town. 

County Towns 

6.49 Future needs should be allocated to reflect the strategic regional urban hierarchy and 

population targets. The allocations for retail floorspace should be town catchment 

specific to reflect proposed urbanisation. Peripheral towns needs more self sufficiency 

to serve their own catchments. 

6.50 The NSS provides for increased urbanisation of the population and achievement of 

critical mass in large multi faceted town centres. It is proposed that the retail hierarchy 

shall reflect the dynamics of the urban structure resulting from strategy and urban 

growth. In this context Cork City is at the top of the hierarchy as the regional centre for 

the south of the Country. 

6.51 There are a number of relatively self sufficient towns in North and West Cork. They are 

located away from the influence of Cork City and its metropolitan area. They have well 

defined catchments and are centres for convenience and comparison retail 

development serving extensive rural areas and smaller towns. In the retail hierarchy 

the County Towns of Charleville, Mitchelstown, Skibbereen, Kanturk and Clonakility 

have been designated with the role of expansion towns, which require headroom for 

expansion if they are to continue to cater for the needs of their catchment area. 

6.52 These are towns that can accommodate more growth than would be expected for such 

a centre in rural County Cork, but without growth, could suffer from severe leakage to 

other towns outside the county. Although these towns will experience lower population 

growth than other areas of the County they should be the principal locations for both 

convenience and comparison retail development in the rural areas of the County. 

6.53 Clonakilty and Skibereen are towns that need expanded retail capacity to overcome 

potential isolation from higher order markets and a tendency to leakage to competitive 

centres outside the County. Bantry and Kanturk are a small urban centres serving a 

large rural hinterland, that require the provision of adequate retail facilities. There is 

potential for expansion of retail facilities in both towns. Bantry specialises in marine 

related industry and services and tourism functions, with an attractive setting and town 

centre. There is potential for small scale redevelopment opportunities in the attractive 

town centre, subject to land assembly. 

6.54 Millstreet, Newmarket, Dunmanway, Castletownbere and Schull are small towns that 

will continue to operate as local service centres, with small scale redevelopment and 

public realm improvements where appropriate. 

Rural Retailing 

6.55 Outside the network of centres, local service centres in rural areas are an essential 

part of the rural life and a focus for community activity and contact in a dispersed 

settlement pattern. Wherever possible, where there is interest in providing small scale 

retail provision in a rural settlement, this should be encouraged. 

Phasing 

6.56 Experience over the last 15 years shows that it takes more time to plan and implement 

City centre retail development than suburban development or extensions to suburban 

district centres. Consequently, whilst we show scope for additional suburban retail 

development, recognising much of the additional development is likely to take place as 

extensions to existing centres which would help create more recognisably fully 

functioning urban centres, it is necessary to consider the implications of these 

extensions coming forward prior to the next phase of City centre development. 

6.57 There is a potential scenario in which the suburban expansions might be implemented 

in the relative short term, prior to any City centre development and then there might be 


March 2008 48


pressure to allow more suburban development than we have indicated might be 

appropriate, because the City centre projects were delayed and could not meet market 

demand. This, after all, was the original planning justification for Mahon Point. 

6.58 Current commitments and proposals in the core retail area of the city are likely to be 

implemented within the next few years. After that there could be a lead-in time of up to 

five years whilst the next phase of City centre retail developments are brought forward. 

In order to ensure that the Suburban District centres do not expand further at the 

expense of the city centre we advise that the guideline floorspace targets for the 

District centres are not exceeded under any circumstances without a full review of the 

retail strategy set out in this report. 

6.59 The transport implications of new suburban development will need to be considered 

and will be a factor in the phasing of such new development. As well as individual 

impacts the overall transport impacts will need to be considered. 

6.60 Further significant expansion or redevelopment of the District Centres should be 

supported by a detailed traffic and transport assessment based on a substantive traffic 

modelling exercise. Traffic and Transport Assessments should contain proposals for 

improvements to the current road network, public transport, pedestrian and cycle 

facilities and demand management measures, to help deliver sustainable development 

throughout the network of district centres. 

6.61 A combination of public and private funding will be required to implement transport 

solutions and mitigation measures for traffic impact. 

6.62 In conclusion, retail development, in particular in the suburban District Centres, will 

need to include comprehensive transport solutions for each centre and an agreed and 

funded implementation plan in line with the provisions of the relevant Development 

Plans/Local area Plans. 

Specialist Retail Formats 


6.63 Currently we estimate that there is some 89,000 square metres (gross) of retail 

warehousing in both new, purpose-built premises and first generation converted space. 

Some three quarters is in the suburban centres and the outer metropolitan area. There 

are outstanding commitments for an additional 26,415 square metres, the largest 

scheme being Eastgate on Little Island. 

6.64 Cork was late in attracting market investment in retail warehousing but caught up 

rapidly by 2007. At the present time this sector of retail activity achieves a 13% market 

share. It would be appropriate to plan for up to a 15% share. 

6.65 There are market indications that this recent surge in development may have served to 

enable Cork to catch up with the backlog of unmet demand. However, there will still be 

a continuing demand for retail warehouse provision, especially in response to a rapidly 

growing population and major urban developments. 

6.66 By 2020 an additional 93,440 square metres or so might represent a reasonable 

planning guideline for additional development. It should be noted that this is a net 

sales figure. The equivalent gross floorspace total would amount to some 104,000 

square metres (rounded), assuming a net to gross floorspace ratio of 90%. 

6.67 Over the last five years the focus of investment interest has been the suburbs of Cork 

and the inner fringe of the OMA. We envisage that the market in time will wish to bring 

forward sites serving the greatest growth in population in both the short and medium 

term and move away from the currently well-supplied suburban market. Reflecting the 

projected location of new development we recommend the following distribution of 

future retail warehouse floorspace (in terms of gross floorspace): 


March 2008 49


• Suburbs : 20% - 21,000m 2 

• OMA : 50% - 52,000m 2 

• Rest of County : 30% - 31,000m 2 

6.68 Development of retail warehousing will need to be carefully monitored over time and 

this distribution re-consider in the light of development trends and market 

expectations. 

Showrooms 

6.69 Motor showrooms are self explanatory, relating to the display and sale of motor cars, 

and commercial, agricultural and marine vehicles such as power boats. Other 

showrooms are defined as a building uses for the display of goods. Examples of 

showrooms included spaces exhibiting high tech / electronic appliances; building 

materials; art pieces/paintings; heavy duty copiers / printers; musical instruments; 

sports equipment etc. 

6.70 In the same way that Retail Parks are defined as planned groupings of retail 

warehouses, different types of showroom formats can be accommodated in locations 

designated in development plans. Such developments may be located in areas 

designated for retail park development and in parts of industrial areas that have a high 

profile along main corridors. Motor showrooms can also be ancillary and 

complementary to retail park development and be designated in locations that have a 

high profile along main corridors within town environs as dedicated motor showroom 

parks. 

6.71 Trade parks refer to those outlets predominantly frequented by professional trade 

persons, e.g. relating to residential and commercial construction completion, 

particularly referring to interiors such as kitchens, bathrooms, office and other 

installations. They are predominantly trade centres offering discounts to professionals 

but not to individual customers. They do not include outlets normally accommodated in 

town centres or in retail parks and specifically exclude toy and other outlets where 

retail is predominantly to the individual customer. Trade parks and can be ancillary to 

and complementary to retail park development. 

6.72 Where designated in development plans, planning applications for a trade park should 

be required to indicate planned layouts, with associated car parking, access and 

landscaping. Planning permission should include conditions restricting retail in trade 

parks primarily to professional trades. 

Internet Shopping 

6.73 This has had minimal effective penetration as yet. It is anticipated that there may be 

marginal penetration in the comparison/bulky goods sector in the future. Internet 

retailing will not replace to any extent convenience or supermarket retailing, as orders 

are filled from the local supermarket rather than dedicated distribution warehouses. 

Policies should not be based on an anticipation of significant internet penetration in the 

convenience goods area. Our expenditure projections for comparison goods take 

account of a predicted shift in spending to e-tailing. 

Factory Outlet Centres 

6.74 These are not a significant part of the existing retail provision in County Cork. This is a 

niche format which could be accommodated in special circumstances in or close to 

towns that have an established tourism function, where they can strengthen the town 

and create commercial linkages. In order to benefit towns and avoid adverse impact, it 

is essential that they be located in or close to town centres and with excellent public 

transport links, as indicated in the Retail Planning Guidelines. 

Petrol Station Shops 

6.75 The preferred location for petrol filling stations is often designated in development 

plans as being on the edge of a town or village and close to the speed limit. The policy 


March 2008 50


should specify that the normally accepted upper limit on the convenience element is 

100 m2 net floor area. Policy should specify that this scale of provision will not always 

be accommodated, particularly in smaller villages, where such provision of 

convenience floorspace out of centre would cause significant trade diversion from 

existing village centres. 

Discount Format Retailing 

6.76 Discount stores have been successfully accommodated in a number of towns 

throughout County Cork and provide a scale and form of development which can be 

physically accommodated within or on the edge of town / district centres or 

neighbourhood centres. 

6.77 Discount stores offer a limited range of products located in stores with an average size 

of 1,300sqm. They offer a core range of goods which are stored on display and the 

net/gross ratio is high. 

6.78 In Ireland there is currently one discounter store per 45,025 inhabitants. In Germany 

where Hard Discounters account for 30% of market share, there is one discount 

operator per 9,560 persons. The representation of discount stores in Cork is one of the 

lowest of any county in Ireland, so it is likely there will be further pressure to 

accommodate additional discount stores, to increase market share penetration closer 

to the shares in continental Europe. 

6.79 The development of new discount foodstores can improve the range of convenience 

shopping in centres and therefore meet qualitative need. However, discount retailers 

do compete with conventional supermarkets and should be treated similarly i.e. they 

should be located in or on the edge of town, district or neighbourhood centres where 

possible. Their typical size, 1,300sqm net, means that they are often appropriate 

anchors for neighbourhood centres alongside other shops. 

Criteria for Development Control 

General criteria 

Sequential approach 

6.80 In accordance with the Retail Planning Guidelines (2005), planning authorities should 

adopt the sequential approach towards new retail development. The preferred 

location should be within a town or district centre (as defined in the development plan). 

Where it is not possible to provide the form and scale of development required then 

consideration should be given to edge of centre sites. An edge of centre site is 

commonly defined as one which is within an easy and convenient walking distance 

from the primary shopping area of a town centre. The distance considered to be 

convenient will vary according to local circumstances but typically is 300-400 metres. 

6.81 Out of centre sites should only be considered where it can be demonstrated that there 

are no town centre or edge of centre sites that are suitable, viable and available. 

Retailers should be prepared to make reasonable compromises and adapt their 

standard development formats to the Council’s preferred sites. 

6.82 There are many opportunities for the re-development of vacant and derelict sites in the 

centres and much of the new retail development should take place on such sites rather 

than at edge or out of centre greenfield locations. In some centres, new retail 

development should take place as part of planned urban extensions. 

Impact on vitality & viability 

6.83 Again in line with the Retail Planning Guidelines, applicants for new retail development 

which the Councils consider to be large scale in relation to existing centres should 

demonstrate that there will not be a material adverse impact on the vitality and viability 

of any existing town centre. Applicants should submit evidence showing that the 

development: 


March 2008 51


• Would support the long term strategy for town centres as established in the 

development plan 

• Would not cause an adverse impact on one or more town centres, singly or 

cumulatively with other developments or planning Permissions, sufficient to 

undermine the quality of the centre or its role 

• Would not diminish the range of activities and services that a town centre can 

support 

• Would not cause an increase in the number of vacant properties in the primary 

retail area 

6.84 Additional guidance on retail impact assessments is set out in Appendix 5. The policy 

should not seek to prevent competition or to sustain an unsatisfactory status quo. New 

retail proposals are most advantageous to towns when they are complementary to the 

existing provision, resolve existing identified deficiencies and where they develop 

linkages and synergy with the town centre. 

6.85 The same sales densities as supermarkets do not apply to discount stores and this 

should be taken into consideration during assessment. 

Accessibility 

6.86 New developments should be accessible by a variety of transport modes to encourage 

people to travel to them by modes other than the private car – thereby cutting down 

congestion, energy use and pollution. 

6.87 New development should demonstrate direct and attractive pedestrian links with the 

existing central area, public transport nodes and car parking locations. 

6.88 The quantum of parking to be provided with any new retail proposal should be 

balanced between the existing provision of parking and the needs of shoppers to gain 

convenient access to the new development by car. 

6.89 Appropriate servicing arrangements should be provided, which do not detract from the 

environmental quality of town centres or cause additional congestion. 

6.90 Most of the Metropolitan, Ring and County Towns will have Traffic Management Plans 

in the future and these will need to be linked to the retail strategy and the location of 

new retail development and expansion of the town centres. 

Criteria for Retail Warehousing Applications 

Location 

6.91 Retail Parks should be sited in accessible locations. The retail market would tend to 

support such an objective in any event. The four key planning criteria that should be 

satisfied are as follows: 

• The Retail Park locations should currently be served by a public transport service 

or should include proposals for providing an effective linkage with public transport 

in the future. 

• The traffic generated by a Retail Park either singly or cumulatively with other recent 

or proposed development should not cause an unacceptable adverse highways 

impact. 

• If a Retail Park is not sited on the edge of a town or district centre it should be 

demonstrated that it is possible to provide effective links between the Retail Park 

and a nearby town or district centre in order to encourage some commercial 

synergy. 


March 2008 52


• Retail parks should not be located at, or near, junctions on the national road 

network. 

6.92 From a demand perspective the focus for additional retail warehouse development is 

within the outer edge of Cork’s suburbs and nearby in the Metropolitan Area. There is 

a demand for provision adjacent to some of the Ring towns and larger rural towns but 

the scale of operator requirements is not so great. 

6.93 It is important to achieve a balanced distribution of provision geographically. Retailers 

normally wish to locate in areas where there is spare capacity within a catchment area 

so, all other things being equal, the market in time will tend to bring forward proposals 

where currently there is a gap in provision. 

6.94 In paragraph 6.67 we have set out a guideline distribution of new retail warehouse 

floorspace which seeks to locate development where it is needed and in areas where 

the market is likely to respond. At the development control stage it is necessary to 

respond flexibly to market demand as it arises within these broad floorspace 

guidelines. Where a potential imbalance is likely to arise this is likely to result in 

unacceptable overloading of the highways network, especially at peak periods. 

Consequently, the transportation implications of Retail Parks will be an important 

planning consideration. 

6.95 The other key aspect of location is the sequential approach set out in the Retail 

Planning Guidelines. This policy issue is the strongest and most important 

development control criterion. Retail warehouses should be sited where they are 

accessible by more than simply car borne traffic, if possible, and should complement 

town centres. Stand alone out-of-town locations are not so well related to a town 

centre or the local residential neighbourhood and do not satisfy the sequential test. 

Furthermore, Retail Parks in Ireland tend to be more successful where they have an 

anchor attraction and can attract weekly trade, rather than mainly weekends. Retail 

Parks as part of District Centres or adjacent to them perform well. There is the 

potential to plan for such provision as part of new community development. 

Consequently, locations which are close to existing or new town or district centres and 

which can provide good links with a nearby centres are to be preferred. This principle 

should be followed. 

6.96 Subject to consideration of the range of goods to be sold, which we deal with next, the 

development of Retail Parks within the size caps set out in the Retail Planning 

Guidelines is unlikely to have an adverse impact on town centres. Where a number of 

Retail Parks are proposed in close proximity to a town centre within a short period of 

time then it will be necessary to consider the cumulative impact of more than one retail 

park on a nearby town centre, especially if the aggregated scale of retail warehouse 

development has the potential to match or exceed the total size of the town centre. 

However, it would be surprising if there was realistic market support for a scenario in 

which two or three full sized Retail Parks could be developed or let adjacent to a 

relatively small town centre, unless there were exceptional reasons to justify the size of 

catchment area that would be required. 

Types of good sold 

6.97 What will be an important planning issue in dealing with planning applications for retail 

warehousing, and which bears on the scale of development and impact, is the extent to 

which Retail Parks in Cork are restricted to bulky goods. In our 2004 report for the two 

Councils we concluded that that there was a case to allow the sale of computers, toys 

and sports goods from Retail Parks subject to conditions. 

6.98 In relation to the sale of computers it is evident that much of the sale of hardware 

(mainly computers) to businesses and on-line customers is via a dedicated supplier 

direct from a factory or warehouse. Stores in town centres tend to specialise in the 

sale of software rather than hardware and the sale of computers from some stores in 

Retail Parks is unlikely to adversely affect town centres. 


March 2008 53


6.99 From our knowledge of the evolution of toy retailers in Ireland the Retail Park format 

has been the catalyst for the development of this trade and a key factor in the 

development of competition. Prior to the emergence of the retail park format, toy 

retailing in the Republic as a stand alone retail trade had virtually disappeared, except 

for handful of very small specialist hobby focused “momma and poppa” style stores 

and a very few 50-175 square metre toy stores and seasonal offerings by leading 

supermarket and department store groups. Thus the emergence of toy retailers in 

Retail Parks is largely a “new” form of retailing which is not displacing activity from 

town centres. However, this is not to say that there should be unrestricted promotion 

of toys sales in Retail Parks. In the Cork context we recommend that the size of store 

be limited to a maximum of 2,000 square metres gross and that only one store should 

be allowed in a Retail Park. Toy stores should not be permitted in developments of 

less than 10,000 square metres (gross). This will allow current market requirements to 

be met without encouraging an excessive scale of provision. 

6.100 In relation to sports goods we recognise that of the goods sold from these stores, much 

of the merchandise is not in the nature of “bulky goods” and could just as equally be 

sold in a downtown or high street location. Therefore, significant restrictions should 

apply to this use in retail parks, but which allow the sale of certain types of sports 

requiring the type of retail space available in Retail Parks, in order to be viable, i.e. 

golf, sailing, adventure sports etc. 

6.101 We therefore recommend that sports goods outlets should only be permitted in Retail 

Parks where the predominant sales are those of (non apparel) sports equipment and 

subject to restrictions. Firstly, that no more than 15% of the floor or wall space of any 

such store can be devoted to the sale of general sports apparel (including footwear). 

“General sports apparel” shall exclude specialist apparel or footwear which is specific 

to the primary sports theme to which the store is devoted. Secondly, that no outlet 

shall be permitted in excess of 2,000 square metres gross. Thirdly, sports good stores 

should not be permitted in developments of less than 10,000 square metres (gross). 

6.102 Finally, in order to ensure that Retail Parks incorporate a high proportion of traditional 

bulky goods such as DIY, furniture, carpets and so on it is appropriate to limit the 

proportion of total space within a Retail Park which is devoted to the sale of computers, 

toys and sports goods. Taking account of evidence elsewhere and the requirements of 

the market we recommend that no more than 3,500 square metres gross, or 20 per 

cent of the total size of a Retail Park if a Retail Park is less than 15,000 square metres 

gross in size, be devoted to the sale of computers, toys or sports goods. 

6.103 The intention of these size caps for Cork is that for a full scale Retail Guidelines Retail 

Park of 15,000 square metres gross, then a maximum of 3,500 square metres gross 

should be devoted to computers, toys and sports goods. In addition, within this overall 

size cap no toys or sports good store should exceed 2,000 square metres. Clearly it 

would not be possible to satisfy the overall size cap if two stores of 2,000 square 

metres each are proposed. 

6.104 For smaller Retail Parks of less than 15,000 square metres the maximum size cap will 

be dictated by the 20 per cent limit – i.e if a Retail Park of 12,000 square metres gross 

is proposed than the maximum allowable quantum of floorspace for computers, toys 

and sports goods will be 2,400 square metres gross. For Retail Parks less than 10,000 

square metres toys and sports goods stores should not be allowed. 

Town Centre Management 

6.105 Town Centre Management is necessary to develop towns that are attractive to shop, 

live, work and spend leisure time in. It is important to maximize the various town centre 

uses in a safe, accessible and effective way, it sets out clear objectives and achievable 

action for town improvement through a partnership of key stakeholders, sharing 

aspirations, expertise and resources to create a holistic plan to meet local needs and 

strengthen regional interests. 


March 2008 54


6.106 In the thriving towns in Cork it is evident that success breeds success, with retail as a 

catalyst for redevelopment and that proactive partnership strengthens the town, 

building the sense of commitment and ownership that attracts both users and 

investors. Thus: 

• Retailers benefit from increased footfall and turnover. 

• Shoppers enjoy a pleasant, safe and easily accessible environment with a wide 

choice of shops and facilities. 

• Visitors are attracted by places of interest and entertainment events. 

• Property owners experience a rise in rent and property values. 

• Local authorities benefit from town centres that are vibrant, viable and meeting the 

needs of the community. 

6.107 Successful town centre management is often more easily achieved in the small town 

context, as the issues are clearer and the will to succeed stronger. 

Traffic Management 

6.108 Traffic Management Policies should be a set of principles and criteria designed to 

ensure a high standard of access by public transport, cycle, foot and private car so that 

retail proposals can be easily accessible by all modes of transport and all sections of 

society. An important consideration is to achieve improvements to the quality of the 

public realm in town centres so that having accessed a retail destination shoppers can 

circulate easily and safely on foot in an attractive pedestrian environment. 

6.109 Parking spaces both for cars and cycles are a valuable asset to the retail health of the 

town and their use and management should be planned accordingly. The use of 

spaces on street can be managed by the implementation of Controlled Parking Zones. 

Where demand for parking is high, time limits and charging policies encourage 

maximum availability to shoppers and maximum turnover of spaces. Proper 

management and enforcement of parking regulations is essential. 

6.110 The quantum of parking to be provided with any new retail development should take 

account of existing parking provision in the town. The Councils could consider setting 

different parking requirements for town centres and other locations, alongside a 

threshold below which parking requirements do not apply. 

Monitoring and Review 

Floorspace 

6.111 The successful implementation of the proposed retail strategy and the continuing 

evolution of successful retail centres in the City and the County depends critically on 

active monitoring and management of the indicative floorspace guidelines at the 

development control stage. 

6.112 A system should be put in place by the City and County Councils to ensure that all 

development is monitored on a comprehensive basis. This has not happened so far. 

This will enable the floorspace requirements, particularly for convenience floorspace, 

to be adjusted if necessary. 

6.113 Alongside this study, we have provided the Council with a GIS database which records 

the current uses of each unit in each of the centres. This can be utilized for forward 

planning and in the preparation of Local Area Plans and Special Local Area Plans. 

6.114 The data has been captured in MapInfo by linking digitised building footprints from OSi 

mapping to surveyed tabular data by way of a unique common identifier. The building 

outlines are gross floor space. Where floor space has not been surveyed, it has been 

imputed automatically within the GIS by calculating the area of the building outline and 

multiplying by 0.65 in order to get a realistic net floor space figure. 


March 2008 55


6.115 As MapInfo is OGC compliant software using the .tab format, the data can be easily 

transferred into packages such as ArcGIS. Data can also be exported into formats 

such as Excel for analysis. 

6.116 The GIS database unlocks potential to the council for easily running location-based 

analysis. For example analysis such as calculating the amount of convenience floor 

space within 10 minutes accessibility to a new residential development etc. 

6.117 Monitoring should involve: 

• Entering permissions onto the database alongside the relevant retail unit 

• Undertaking site visits to check what size and type of outlet is built 

• Capturing a new building boundary within the GIS and updating the attribute table 

with as much or as little information as is available. The ‘date’ field can be used to 

assess the currency of the data 

• Additional attribute data can be added as seen fit by simply adding additional 

columns to the database. These columns can be populated using spatial joins to 

bring in additional spatial data that the county holds for example each unit could be 

assigned a policy number from LAP’s by simple overlaying LAP data. 

• Once monitoring is complete – reports can be generated within the GIS 

supplemented with mapping that can then be used as the basis for following 

rounds of monitoring. 

6.118 The County Council will need to liaise with the Town Councils to ensure that the 

database includes full details of all the planning permissions in the County. 

6.119 As stated earlier, it will be necessary when monitoring the potential for new 

convenience goods development (either in pre-application discussions or when 

deciding on planning applications) to distinguish between the type of retail operator, 

since sales densities vary widely. For example, we have shown at Table 6.2 how the 

floorspace needs in the County could vary between some 22,000sqm of high order 

superstores (say 7 new stores) to 42,000 sqm of medium sized supermarkets or 

discount stores (say 25 new stores). This is all based on an estimated need for €232 

million of additional turnover. The type of retail operator makes a big difference and 

monitoring should explore these subtleties. 

6.120 Most applications for planning permission provide floorspace proposals in terms of 

gross floor area – i.e the net lettable area that is leased to retailers. All estimates of 

turnover and sales density relate to the net sales area of a store excluding the area 

used for storage, offices, toilets etc. For monitoring purposes we advise the following 

typical net : gross ratios: 

• Large convenience goods foodstores : 65% 

• Discount foodstores : 70% 

• Purpose-built, modern comparison shops : 80% 

• Department stores : 65 -70% 

• Retail warehouses : 85 -90% 

Population and Economic Growth 

6.121 There is a direct link between population and economic growth. A major slowdown in 

the economy over a prolonged period will reduce the level of in-migration. A slowdown 

in the economy will also tend to reduce the growth of consumer expenditure. This 

could result either from a decline in output or a tightening in the availability of credit. A 

small reduction in the rate of growth of consumer spending on comparison goods, of 

say 1% p.a., when compounded over 5-10 years could result in a significant reduction 

in the quantum of floorspace required. 


March 2008 56


6.122 This demand side of projection of floorspace should be monitored at regular intervals 

of about a year and if it is evident that there has been a prolonged slowdown in 

expenditure then a review of the strategy by 2012 will be warranted. 


March 2008 57

APPENDIX 1 

Population Projections for Retail Zones

Appendix 1 : Population projections for retail zones 

1. Introduction 

This appendix sets out the methodology used in the projection of population to specified 

years between 2002 and 2020, for defined retail zones in the City and County of Cork. 

The methodology is based on a top-down allocation of target population growth for the 

South West Region, as set out in directions to Regional and Local Authorities from the 

DEHLG. 

In overview, the steps in the projection process are as follows: 

1. Planned regional population growth is allocated to the Counties of Cork and Kerry 

and the City of Cork, in accordance with criteria set out in section 2 below and agreed 

with the SWRA; 

2. Population growth within the functional area of Cork County is divided between the 

Metropolitan Area, Mallow Hub, remainder of the CASP Area and the remainder of 

the County, in accordance with criteria set out in section 3 below; 

3. Population growth in the defined retail zones (see main report for map) is calculated 

by: 

• Assuming that the population growth rate in a particular Electoral Division within 

any given retail zone will accord with growth rates defined for the CASP zone 

within which the ED lies (for those lying in the CASP area) or the growth rate for 

the remainder of the County (for those lying outside the CASP area); 

• Adding the resultant projected populations of all EDs in the given retail zone to 

obtain a total for the said retail zone. 

2. Allocate regional targets to Counties within the Region 

Approach used 

The overall approach that has been used to obtain results at county level, is as follows: 

1. The growth potential of County Kerry is assessed, within the context of the overall 

regional target, bearing in mind previous performance in terms of relative growth 

rates and the provisions of the 2006 Tralee/Killarney Hub Settlement Local Area Plan 

1 ; 

2. The capacity of the City of Cork to absorb additional population is assessed, based 

on the known amount of developable land using suitable development densities, and 

the projected fall in the occupancy of existing households; 

3. The remaining population is allocated to County Cork. 

County Kerry 

Details of the derivation of the Kerry population projection are contained in a paper 

submitted to the South West Regional Authority. 2 

It is assumed that Kerry will take the share of the population increase that it enjoyed in 

the period 2002 to 2006. This was 18.1 per cent and would result, based on the change 

projected for the period 2002 to 2020, in a population of 176,000 in 2020, 

There is an on-going policy commitment to the development of Gateways and hubs, and 

the predominance of Cork in the share of these is great. Cork had 88 per cent of the 

1 Tralee/Killarney Hub Settlements Local Area Plan Planning Policy Unit, Kerry County Council, 

December 2006 

2 Distribution of target 2020 Regional Population in the South West Region Working paper produced 

by Jonathan Blackwell for the South West Regional Authority – July 2007 

1

egion's gateway and hub populations in 2006. It is therefore unlikely that the share of 

Regional population enjoyed by Kerry will increase, and may well in fact decrease. 

However, for the purposes of planning, it is prudent to adopt a figure which covers the upside 

investment risk. Since in the absolute numbers involved in doing so are quite small, 

the impact in planning terms for Cork City and County is likely to be modest. 

For this reason, the above figure of 176,000 is adopted. It suggests an annual population 

growth rate for the County of 1.66 per cent per annum – against the 1.35 per cent 

experienced in the period 2002 to 2006. 

City of Cork 

The population of Cork City fell from 123 thousand in 2002 to 119,000 in 2006. This does 

not, however, reflect the longer term potential of the City to absorb a considerable 

increase in the present level of population. In particular, the redevelopment of the 

dockland area of the City will offer the opportunity for high density development over an 

extensive brownfield site. When taken together with the exploitation of lands elsewhere at 

higher densities, City planners estimate that there is the potential to accommodate up to 

50,000 persons in these new developments. 

Against this must be set the forecast reduction in average household size of households 

in existing dwellings. This may reduce the population by some 20,000 over the period. 

Overall, therefore, the City is judged to have the capacity to increase its population to 

150,000 by 2020. Maximal population growth is assumed as the most sustainable 

development path in terms of the Cork Gateway development. 

County Cork 

The remaining share of the target regional population is allocated to County Cork. In 2006 

the population of the County was 362,000. This will rise to 458 thousand by 2020. 

Summary of projections at County Level 

Table 1 below sets out the projections at County level. Previous projections contained 

within the Regional Planning Guidelines, are shown in the last column. 

Table 1: Proposed 2020 population shares – Local Authority areas 

County 2002 2006 2020 RPG 2020 

County Kerry 132,527 139,835 176,000 149,000-160,000 

Cork City 123,062 119,418 150,000 136,000-142,000 

County Cork 324,767 361,877 458,000 385,000-398,000 

Region 580,356 621,130 784,000 670,000-700,000 

3. Allocate Cork County population to the CASP area, Mallow Hub and 

the remainder of the County 

This allocation is achieved by extracting the target for Mallow hub, assigning a growth 

rate for population outside of the CASP area which is broadly in line with existing trends, 

and then allocating the balance to the CASP area. 

Mallow 

The hub of Mallow has a population target for 2020 which remains at 20,000. The 

strategy in the draft plan for the town aims to ensure that a shortage of available lands 

does not restrict the town's potential to grow to 20,000 or beyond and potentially up to 

2

30,000 eventually – though not by 2020. Growth is assumed to be linear throughout the 

period 2006 to 2020. 

North and West Cork outside the CASP area 

The growth of these areas is expected to proceed in accordance with modified past 

trends. In other words, these areas will continue to enjoy a rate of growth which ensures 

the quality of life of residents and adequate provision of services. However, issues of 

sustainability as well as the thrust of the NSS with its emphasis on Gateway and Hub 

development suggest that these areas will not be the engine of growth for the County. 

It is assumed that the annual growth rate for the these areas will in aggregate, remain at 

the relatively high level of 1.1% per annum on average over the period. This, however, is 

a small reduction from the present rate of 1.3% per annum. Growth is assumed to be 

linear throughout the period. 

Remainder of the CASP area including Metropolitan Cork outside Cork City 

This area will absorb the remaining growth potential, and may be seen as the main driver 

of growth in the region, in accordance with the Regional Planning Guidelines and the 

National Spatial Strategy. 

Summary of Gateway and Hub allocations 

Table 2 below sets out the allocations. 

Table 2: Proposed 2020 population shares – Gateway, Hubs and other areas 

Area 2002 2006 2020 2020 RPG 

Mallow 9,789 11,211 20,000 18,000-20,000 

CASP area 349,388 377,596 488,000 423,000-450,000 

Remainder of County 98,441 103,699 120,354 

4. Apply relevant population growth assumptions for each ED and sum to 

obtain retail zone projections 

Retail zones do not coincide with the strategic areas defined in previous sections. Table 

2 sets out the relationship: 

Table 3: Population of Strategic Planning Areas and Retail Zones (2006) 

Strategic Planning Area 

Final Retail 

Zone City Metropolita 

n 

North 

Remainde 

r of CASP 

West 

Grand 

Total 

City 

18,182 

119,418 

137,600 

Far West 57,271 57,271 

Metropolitan 134,941 

North 

45,028 

Ring 1,400 105,055 

Grand Total 

119,418 

Source: COP, 2006 

153,123 

46,428 

105,055 57,271 

134,941 

45,028 

106,455 

481,295 

3

The following steps are required in order to obtain the retail zone projections: 

1. Assign relevant growth rates to each ED (or Ward) such that the rate of growth 

reflects the behaviour of the strategic area in which it is located; 

2. Divide the growth between the 2006 to 2013 period and the 2013 to 2020 period; 

3. Interpolate results for 2011 and 2016; 

4. Sum the EDs which comprise each retail zone in order to obtain a projection of the 

retail zone population. 

Procedure within the CASP Area 

Within the CASP area, the CASP zones defined for the CASP report are used as the 

basic building block for projection, as described below: 

a. CASP zones within County Cork: The original CASP projections for each CASP 

zone, as defined in the final report of the CASP study, are modified by allocating 

the population ‘uplift’ now projected for the County CASP area to 2020, to each 

zone, the weighting for this allocation being determined by the share of new 

households allocated to each zone in the CASP study. Projections for 2013 are 

obtained by adding the share of the overall total uplift for the zone in the period 

2006 to 2020, which applies to the earlier period (assuming the division between 

the two periods is directly proportional to the time allocation), to the original 2013 

CASP projection for that zone. 

b. CASP zones within Cork City: Here, the original CASP projections are modified 

by allocating all the ‘uplift’ assumed, to the Central zone (for 2013 and 2020). The 

uplift for the city is determined by the overall capacity of the City in 2020 as 

described in section 2 and the estimated speed of dockland redevelopment for 

2013, which provides a particular known constraint on development during this 

first phase. 

This procedure provides new CASP zone totals for 2013 and 2020, and EDs within each 

zone are assumed to grow proportionately. Only in a few cases do retail zone boundaries 

in CASP cut through CASP zones. 

Apportion 2020 population to EDs in remainder of County (and thus build up retail zones, 

as required) 

It is assumed that the average annual growth rates for this area (North and West strategic 

areas) projected for 2006 to 2013 and for 2013 to 2020 apply equally to sub-sets of the 

area. This is NOT a present trends policy but is a policy-neutral policy for the remainder 

of the County. 

5. Summary of projection results 

These are set out overleaf. These provide a consistent set of results for the retail strategy 

and the review of the County Development Plan and are also fully consistent with 

demographic planning at regional level. Population estimates for retail zones in the base 

year of the retail study (2007) were obtained by linear interpolation between 2006 and 

2013. 

4

Appendix 1 : Population projections for retail zones 

Table 4: Strategic Areas 

Area or Zone 2002 2006 2011 2013 2016 2020 2021 

2002- 

2006 

Annual % growth 

2006- 2013- 

2013 2020 

2006- 

2020 

2002- 

2013 

City 123,062 119,418 127,250 130,524 138,541 150,000 153,011 (0.75) 1.28 2.01 1.64 0.54 

Metropolitan 134,293 153,123 175,778 185,752 199,307 218,932 224,133 3.33 2.80 2.38 2.59 2.99 

North 44,286 46,428 49,005 50,076 51,674 53,885 54,452 1.19 1.09 1.05 1.07 1.12 

Remainder of CASP 92,033 105,055 107,643 108,696 113,025 119,068 120,628 3.36 0.49 1.31 0.90 1.52 

West 54,155 57,271 60,450 61,770 63,742 66,469 67,169 1.41 1.09 1.05 1.07 1.20 

City and County Cork 447,829 481,295 520,331 536,818 566,384 608,355 619,324 1.82 1.57 1.80 1.69 1.66 

CASP Total 349,388 377,596 410,670 424,972 450,873 488,000 497,772 1.96 1.70 2.00 1.85 1.80 

West And North Total 98,441 103,699 109,455 111,846 115,416 120,354 121,622 1.31 1.09 1.05 1.07 1.17 

Mallow 9,789 11,211 14,100 16,018 17,617 20,000 20,644 3.45 5.23 3.22 4.22 4.58 

CASP Ring excl Mallow 82,244 93,844 93,542 92,678 95,409 99,068 99,984 3.35 (0.18) 0.96 0.39 1.09 

County CASP Total 226,326 258,178 283,420 294,447 312,332 338,000 344,761 3.35 1.90 1.99 1.94 2.42 

Table 5: Retail Zones 

Area or Zone 2002 2006 2011 2013 2016 2020 2021 

2002- 

2006 

Annual % growth 

2006- 2013- 

2013 2020 

2006- 

2020 

2002- 

2013 

City and Douglas 139,061 137,600 146,759 150,577 157,767 167,811 170,406 (0.26) 1.30 1.56 1.43 0.73 

Metropolitan 118,294 134,941 156,268 165,699 180,080 201,121 206,737 3.35 2.98 2.81 2.89 3.11 

Ring 93,219 106,455 109,264 110,206 114,650 120,693 122,222 3.37 0.50 1.31 0.90 1.53 

North 43,100 45,028 47,590 48,566 50,145 52,260 52,790 1.10 1.09 1.05 1.07 1.09 

Far West 54,155 57,271 60,450 61,770 63,742 66,469 67,169 1.41 1.09 1.05 1.07 1.20 

City and County Cork 447,829 481,295 520,331 536,818 566,384 608,355 619,324 1.82 1.57 1.80 1.69 1.66 

5

APPENDIX 2 

Retail Commitments

Unimplemented planning permissions & sites under construction - summer 07 

* Where no net figures were available, net sqm assumed to be 80% of gross for comparison, 65% for convenience 

Net Sqm 

Convenience Comparison Retail W/hsg 

City 53-54 Grand Parade, 36-39 South Main St (03/27204) 3065 

Lavitt's Quay/Half Moon St (04/29145) 7432 

Dunnes, Merchant Quay 1571 -1571 

St. Patrick's Quay/Brian Boru St block (05/29587) 1242 

Guy's site, Cornmarket Street (04/27987) 13910 

Dunnes, 102-105 St. Patrick's St (05/30139) 157 1507 

An Post site, Eglinton Street (04/28877) 2286 

St patricks St/Emmet Place (06/30595) 11,500 

Total City 1728 37085 2286 

Mahon Point Tesco, Mahon Point (06/30970) 1182 

Mahon Point Retail Park (06/31231) 2750 

Fmr Sifco site, Mahon Industrial Estate 3074 

Fmr Sifco site, Mahon Industrial Estate 1498 

Kinsale Road 

Wilton 

none 

none 

Blackpool Blackpool Retail Park (03/27555) 2057 

48-52 Watercourse Road 1185 

Ballyvolane 

Bishopstown none 

Bishopstown Court Dunnes extension 2000 

Togher 

none 

Hollyhill 

none 

Douglas Court none

Douglas Village Douglas Village 1157 5538 

Douglas 

Other - City Heiton Buckley site, Tory Top Road, Ballyphenane (05/29 929 

Ursuline Convent Lands, Skehard Road, Ballinue (05/296 1036 

Mayfield Neighbourhood Centre (05/30278) 998 

Total suburbs 5305 10777 7322 

Ballincollig Former Murphys Barracks 258 5098 

Midleton Lidl, Waters Edge 1040 

Old Tesco Site 900 

Carrigaline Kilnagery Business Park - retail warehouse 630 

Main St - 2 storey retail bldg 640 

Blarney 

none 

Glanmire Crestfield Shopping Centre - Supervalu 1991 

Carrigtwohill Town centre permission 06/13581 248 

Fota Retail Park 8400 

Passage West 

Tower 

Little Island 

none 

none 

none 

Cobh Marina development (04/52053) 206 

Retail warehouse & garden centre 1495 

Aldi (05/6951) 1076 

Ballynoe 439 340 

Lidl 1040 

Total Outer Metropolitan 6744 6532 10525

Mallow Dairygold site (excl. 4Home) 3000 5205 

Drommahane - mixed use 4000 

Fermoy Toss Bryans (N/02/4694) 1625 

Tourno Enter (N/05/7517) 553 

Youghal 

Bandon 

none 

none 

Macroom Mixed use retail 400 

Kinsale Redevelopment of quay 800 

Supervalu - Station site -250 

Builders Yard 1380 425 825 

Adjoining Builders Yard 600 

Troopers Close 1000 

Ring Towns 5380 11180 3003 

Other County Inchiquin, Killeagh - garden centre 2700 

Killeagh - mixed use inc. 8 retail units 1920 

Clonakilty Connolly Street (50034/06) 435 

5 units at Clark Street (50018/06) 708 

2 units at Clark Street (50003/06) 115 

Extension - Faxbridge (50034/04) 515 

Extension - Ashe Street (50000/06) 334

Skibbereen 1&1a Market Street (06/57027) 53 

Cellar Bar, Main St (06/57040) 85 

37 Bridge St (06/57064) 33 

26 North St (05/57011) 194 

Levis Quay (19/03) 683 

The Square (05/57023) 99 

Mitchelstown Lidl - R07 site 1176 110 

Aldi - Old Mill Site 750 100 

Bantry 

none 

Charleville Beaux Walk 1500 3240 

Kanturk 

Millstreet 

none 

none 

Newmarket Top car site - hardware store 2000 

Dunmanway Co-op 99/4643 1925 

Castletownbere none 

Schull 

none 

Little Island East Gate Retail Park 13028 

Other County Cork 5351 8624 17728

APPENDIX 3 

The Surveys of Shopping Patterns

Appendix 3 : The Surveys of Shopping Patterns 

Introduction 

1 Between April and early August 2007 two sets of surveys were carried out to investigate 

patterns of shopping and attitudes to the various town centres in the Study Area. First, there 

were on-site surveys of 1,000 people shopping in the two biggest centres - Cork City centre and 

the Mahon Point shopping centre. Next there was a home-based survey, conducted by 

telephone, of a sample of 1,150 households living throughout the County. Copies of the 

questionnaires used are attached as Annex 1 and Annex 2. 

The Shoppers Survey 

2 The objective of the shopper survey was to investigate the shopping behaviour of people using 

the City centre and Mahon Point, with particular reference to spending at the centres by those 

living outside County Cork. This survey provides the main evidence on such imports of 

expenditure from places outside the County. 

3 Interviews were restricted to people who were shopping in the two centres. At Mahon Point, 

shoppers were interviewed at the four main exits from the mall. In the City centre there were 

four interview points along St. Patrick Street. To obtain a random sample, interviewers were 

instructed to approach the first person who came along after they had finished and checked the 

previous interview, without any attempt at selection. There were 402 respondents at Mahon 

Point and 594 in the City centre. In both centres around 90% were female. At Mahon Point, 95% 

were aged from 20 to 59 but in the City centre the age spread was wider, with 13% aged under 

20 and a similar proportion aged 60 or over. The great majority of the respondents’ households 

had cars – 98% at Mahon Point and 89% in the City centre – most of them having more than one 

car. The distribution by social class of the household’s main income earner is given by the 

following table. The white-collar proportion was higher at Mahon Point while the retired were 

more prominent in the City centre. 

Table 1 Social Class of Main Income Earner 

Mahon Point City Centre 

No of respondents 390 566 

% % 

Professional 14.1 11.8 

Intermediate 28.2 24.2 

Skilled non-manual 16.4 14.1 

Skilled manual 26.9 22.3 

Semi skilled 5.9 9.7 

Unskilled 0.3 0.0 

Military 1.8 0.5 

Retired 4.4 12.5 

Student 1.3 1.9 

Unemployed 0.0 1.2 

Other economically inactive 0.8 1.6 


4 At Mahon Point the field-work was spread over 8 days, covering different parts of the week and 

weekend, together with evening shopping periods. In the City, the spread was still wider, at 13 

days, but special occasions such as the City Jazz Festival were avoided as being 

unrepresentative. The survey therefore covered a wide range of conditions but in itself this was 

not necessarily enough. It is a feature of surveys of this kind that the results can be affected by 

the detailed distribution of the time and location of the interviews. Initial examination of the 

Mahon Point results showed that there were indeed differences between the four exits and 

between the days of the week, particularly regarding shoppers who came from outside the 

county. These shoppers were most sparse at the exit near the supermarket, where respondents 

1


tended to be short-distance food shoppers and most common at the end of the week. We 

therefore weighted the results by exit and time of the week in accordance with data from the 

automatic counters at each exit, kindly provided by the Mahon Point Centre management. In the 

City centre there was no noticeable difference by interview point but significant differences by 

day of the week. We therefore weighted by day, in accordance with footfall counts that the 

interviewers carried out in the course of their work. In the results set out below the percentages 

have been weighted in these ways, but the numbers of respondents are the actual numbers 

responding to each question (These vary because some questions did not apply to all 

respondents or because a few respondents did not answer particular questions) 

5 Although the survey was confined to shoppers, shopping was not always the main reason for 

the current visit, as shown by the following table. At Mahon Point, one in eight were there for 

work, to visit the cinema or cafes, or to meet friends over coffee. In the City, such purposes 

were even more common. Of those whose main purpose was shopping, the great majority were 

on comparison shopping expeditions: at Mahon Point, only a quarter were mainly there to buy 

food or groceries, and less than a tenth in the City Centre. 

Table 2 Main Purpose of Current Visit 



% % 

supermarket shopping 24.7 4.9 

shopping for food/groceries elsewhere 0.3 2.3 

shopping for clothes/shoes 55.1 64.2 

visit the market 0.9 1.2 

other forms of shopping 7.6 7.7 

visiting bars/cafes/restaurants 2.9 0.2 

bank, building society, finance 0.0 0.5 

leisure/recreation 6.0 9.7 

education 0.0 1.4 

work here 2.6 7.9 

other 0.0 0.0 


6 We now turn to a central feature of the survey; to investigate how much trade comes from 

outside the County. Table 4.3 shows that 5% of the Mahon Point respondents lived outside 

County Cork, mainly in the neighbouring counties of Limerick, Kerry, Waterford and Tipperary. 

There was a similar representation of these counties in the City centre, but also a larger 

presence from other parts of the Republic, or from overseas, so that in total 9% of City Centre 

respondents lived outside the County. 

2


Table 3 Place of Residence of Respondent 



% % 

Centre 48.7 48.8 

Elsewhere County Cork 46.3 42.3 

County Limerick 1.4 0.9 

County Kerry 1.5 1.2 

County Waterford 0.8 1.6 

County Tipperary (both) 0.2 0.6 

Rest of the Republic 1.0 3.0 

Northern Ireland 0.0 0.0 

England Scotland Wales 0.0 1.3 

Rest of World 0.0 0.3 


7 Some of these “non–Corkers” make regular shopping visits from their homes outside the county, 

invariably for comparison purchases (none of them gave food or grocery shopping as their main 

purpose). But there was also a more random element: at Mahon Point, 72% said they did not 

shop there regularly, or that this was their first visit (the comparable figure in the City centre was 

34%). Only about half of all “non-Corkers” in both centres had started their visit from home – the 

rest had come from other places, usually within County Cork. In fact, 20% of those visiting the 

City Centre had come under their own steam – by foot or cycle - from hotels or other temporary 

addresses 

8 It is to be expected that there are people from nearby counties making regular comparison 

shopping trips, since high level shopping facilities are sparse in Kerry and Tipperary and less 

attractive than Cork City in many other nearby areas. And, as we can see, Cork City Centre and 

Mahon Point are also benefiting from occasional visitors to the county. 

9 Long distance visitors like these tend to spend more than other shoppers. At Mahon Point, 

where respondents were interviewed as they left the centre, we asked how much they and other 

members of their shopping party had spent on the current trip. In the City Centre we asked how 

much respondents expected their parties to spend in total on the current trip. The results are 

given by Table 4.4, broken down between people living outside the county and all shoppers. 

Table 4 Mean Expenditure on Current Trip by Shopping Party (€) 

Mahon Point 

City Centre 

non-Cork all non-Cork all 

No of respondents 31 402 61 594 

€ € € € 

Supermarkets 1.8 27.7 0.3 5.9 

Food/groceries at other shops 0.0 0.4 0.0 3.9 

Clothes/ shoes 132.8 83.1 98.9 53.7 

Market 0.4 1.2 1.7 1.8 

Other shops 31.8 14.1 10.1 16.7 

Total expenditure 166.8 126.5 110.9 81.9 

Total convenience 2.2 29.3 2.0 11.6 

Total comparison 164.6 97.2 109.0 70.3 

10 For all shopping parties, average expenditure was €127 at Mahon Point and €82 in the City 

Centre. Expenditure by non-residents was about one third higher – averaging €167 at Mahon 

3


Point and €111 in the City Centre. Non residents spent very little on convenience goods so their 

expenditure on comparison goods was considerably higher than that of all shoppers. 

11 If we take account of these differences in expenditure it can be shown that people from outside 

the county accounted for 8% of Mahon Point’s comparison trade and 14% of that in the City 

Centre. By contrast, their contribution to convenience turnover was negligible – less than 1% at 

Mahon Point and only just over 1% in the City Centre 

12 Returning to the entire shopper sample, we asked what other centres they used for buying 

clothes and shoes (Table 4.5) 

Table 5 Other Centres for Clothes or Shoes 



% % 

No other centre 7.5 15.9 

City Centre/ Mahon Point 68.0 56.5 

Any centre in Dublin 3.9 8.3 

Galway 1.6 0.2 

Waterford 1.9 2.4 

Limerick 3.3 5.1 

Douglas Court/ Village 47.0 31.3 

Fermoy 1.5 3.0 

Mallow 1.4 4.5 

Skibbereen 0.3 3.2 

Clonalkilty 2.2 3.5 

Wilton 15.2 15.9 

Blackpool 7.3 13.9 

Midleton/ Youghal 2.9 3.4 

Ballincollig 1.7 3.8 

Can't say/whereever I am 0.1 0.9 

Outside Ireland 0.0 2.4 

Elsewhere Ireland 4.7 5.7 


13 A few said there was no other centre. Of those at Mahon Point the majority gave Cork City 

centre and, vice versa, of those in the City Centre the majority gave Mahon Point. Douglas 

Court/Village was also important, followed by Wilton and Blackpool. The remaining suburban 

centres, together with the county towns, attracted less than 10% apiece, as did external centres 

like Dublin, Galway, Waterford or Limerick. 

14 When asked which centre was the main centre for clothes or shoes, 71% of those interviewed in 

the City centre gave the City centre and 54% of those at Mahon Point gave Mahon Point. At the 

same time 28% of those at Mahon Point gave the City centre and 8% of those at the City centre 

gave Mahon Point. By contrast, the other centres, including Douglas Court/ Village trailed a long 

way behind, with only 5% or fewer choices apiece. So taking clothing and footwear as a proxy 

for general comparison shopping the City centre and Mahon Point clearly have a firm grip on 

this sector. 

15 These data give an initial picture of comparison shopping patterns. A more systematic view is 

provided by the household survey, described later in this section. We next asked shoppers at 

Mahon Point and the City Centre why they used these centres (Table 4.6). 

4


Table 6 Why Do You Shop Here? 



% % 

Close to home 35.5 34.3 

Close to work 6.3 13.3 

Easy to get to 35.5 35.4 

good public transport 0.4 11.5 

sufficient car parking 62.2 4.3 

reasonably priced/free parking 7.3 0.8 

good selection/quality of shops 52.8 81.2 

good mix of shopping & leisure 19.6 35.8 

Specific shop or shops 16.3 29.2 

Pleasant shopping environment 33.2 44.9 

Good standard of cleanliness 9.5 31.0 

Like the market 2.3 7.8 

Safe shopping environment 11.7 34.5 


16 As in the previous table, the percentages sum to more than 100 because respondents were able 

to give more than one answer. The first group of reasons centred on accessibility – the centres 

were close to home, close to work or simply easy to get to. More positive reasons were 

connected with the range and quality of shops and leisure facilities with the much bigger City 

centre scoring particularly highly on these factors. Mahon Point scored well on parking; the City 

centre on cleanliness and safety. Both centres were regarded as providing a pleasant shopping 

environment. 

17 Conversely, we then asked what people disliked about the centres (Table 4.7). A point to notice 

on this table is the percentage giving no reply, or specifically stating that there was nothing they 

particularly disliked. These figure in most surveys of this kind but Mahon Point and the City 

centre do better on these measures than most other centres we have surveyed elsewhere, the 

level being 70% at Mahon Point and 31% in the City centre. 

5


Table 7 Is There Anything You Particularly Dislike About This Centre? 



% % 

No reply 9.2 7.9 

Nothing 60.3 22.6 

Inconvenient to get to 4.4 2.9 

Poor public transport 0.7 9.5 

Inadequate car parking 1.6 22.8 

Expensive car parking 0.0 45.2 

Poor quality shops 0.9 1.2 

Lack of particular type of shop 20.6 5.6 

Lack of leisure facilities 0.9 2.8 

UNpleasant shopping environment 2.6 6.6 

Poor standard of cleanliness 0.0 6.7 

Unsafe/ threatening environment 0.0 1.9 

Beggars/ vagrants 0.0 8.1 

Traffic congestion 0.0 4.5 


18 When criticisms were made they mainly related to car parking in the city Centre. Most of these 

complaints were about the cost of parking but there were some worries about the quantity of 

parking. By contrast, Mahon Point is amply provided with free parking but there were a few 

complaints that probably relate to weekend conditions, when parking can overflow onto the 

distributor roads. 

19 Smaller percentages criticised the physical and social environment of the City centre, including 

poor cleanliness, traffic congestion, beggars and vagrants. Mahon Point was largely free of such 

criticisms; instead the main complaint related to the absence of particular shops – M&S, Dunnes 

and Penneys being frequently mentioned. 

Table 8 Do You Have Any Suggestions For Improving This Centre? 



% % 

No reply/nothing 43.8 29.5 

More/ better park & ride 0.0 23.6 

Make the centre eaier to get to 0.7 9.2 

Provide more parking 1.3 24.5 

More shops 6.6 2.9 

Better range of shops 14.7 17.7 

Provide specific shop 34.7 14.6 

Provide particular leisure facil 5.4 3.0 

Improve street cleanliness 0.0 5.0 

Pedestrianise particular Street 0.0 13.8 

Pedestrianise St Patrick Street 0.0 7.7 

Improve pedestrian environment 0.8 8.2 


20 On suggestions for improving the centres (Table 4.8) there were many respondents who did not 

voice a proposal – 44% at Mahon Point and 30% in the City centre. At Mahon Point the 

suggestions mirrored the criticisms of Table 4.7, relating to provision of particular shops or, 

more generally, a wider range of shops. The City centre was not free of such proposals but the 

6


main suggestions related to parking or better park & ride facilities. In addition there was a body 

of suggestions about pedestrianisation or improved pedestrian facilities, including the 

pedestrianisation of St Patrick Street. 

The Household Survey 

21 The household survey was carried out in July and August 2007 by Lansdowne Market 

Research, using a questionnaire designed by Roger Tym & Partners. The survey was 

conducted by telephone, using the Eircom listings for Cork together with quota controls. A total 

of 1150 usable interviews was obtained. 

22 The standard formula of statistical significance for a random sample gives 95% confidence 

limits of: 

1.96*SQRT((B18*(1-B18)*(1-B16/B17))/B16) 

23 In other words, if B18 is some attribute of the sample (eg the market share of centre X for 

clothes & shoes) there is a 95% (20 to 1) probability that the "real value" lies between the limits 

given by this formula, where: 

B16 is the sample size, and 

B17 is the population size 

24 Taking an attribute of 10% and substituting values for the Cork sample (1,150) and the number 

of households in the Study Area (172,200) we get: 

SAMPLE SIZE 1150 

POPULATION SIZE 172200 

ATTRIBUTE 10.0% 

95% LIMITS 1.7% (plus or minus) 

25 Which means there is a 95% probability that the real value lies between 8.3% and 11.7%. This 

is the standard statistical test. Taking a lower (68%) probability the confidence limits are: 

68% LIMITS 0.9% (plus or minus) 

26 Which means there is a 68% probability that the real value lies between 9.1% and 10.9%. 

27 A prime purpose of the survey was to provide a basis for calculating market shares of the main 

centres in the county. For “pure” comparison shopping we asked the following questions, taking 

clothes and shoes as a proxy for this type of shopping (in a telephone survey it is not 

reasonable to go through all the individual components of comparison shopping) 

• In which centre do you do most of your shopping for clothes and shoes? 

• Do you shop in any other centre for clothes and shoes? 

28 To calculate market shares we combined the two sets of results using weighting factors derived 

from previous surveys in Cork and elsewhere. This weighting is more detailed than the standard 

70:30 split used by other practitioners. The results are given by the following table. 

7


Table 9 Market Shares for “Pure” Comparison Goods 

Zone City Rest of 

Metropolitan 

Area 


Centre 

% % % % % 

Cork City centre 62.5 57.6 52.8 38.4 44.4 

Bandon 1.7 0.4 1.8 5.4 

Ballincollig 0.4 4.2 0.7 0.4 0.6 

Ballyvolane 1.5 0.4 0.1 

Bishopstown Court 0.7 1.2 0.3 1.6 

Blackpool 2.1 1.9 2.4 3.4 3.2 

Carrigaline 1.8 0.1 1.2 

Clonakilty 0.1 0.3 0.8 13.4 

Douglas Court / Village 12.0 6.8 0.7 2.0 2.2 

Fermoy 3.2 4.4 0.6 

Macroom 0.1 6.3 3.5 

Mahon Point 13.8 14.5 2.9 5.9 5.7 

Mallow 0.1 0.6 11.2 24.2 

Midleton 1.2 4.2 3.5 

Mitchelstown 0.3 0.1 9.4 

Skibbereen 0.1 0.4 1.3 

Wilton 2.1 2.8 0.7 0.9 

Youghal 0.1 0.8 4.6 

Other County Cork 0.9 0.4 1.3 6.2 3.2 

Other, outside County 0.7 1.5 6.4 3.5 14.9 

Mail order 0.2 

TOTAL 100.0 100.0 100.0 100.0 100.0 

29 Cork City centre had by far the largest market share in each of the five zones, ranging from 63% 

in the City zone down to 38% in the North zone. Mahon Point was the next most important 

centre in the City and in the Outer Metropolitan Area, with market shares of around 14% in each 

of these zones. Douglas Court – together with Douglas Village – was important in the City zone 

(12%) and also in the Outer Metropolitan Area (7%) Further out, Mallow emerges as a major 

centre, with an 11% share of the Ring zone and 24% of the North zone. Apart from Clonakilty, 

which is important in the small far-western zone, all the remaining centres held market shares 

well below 10% in their respective zones. We give the figures for these smaller centres to 

demonstrate the general spread of the results but the detailed differences between them are not 

statistically significant. Consequently, in Section 5 of the main report we combine these smaller 

centres into groups such as Outer Metropolitan (Ballincollig, Carrigaline and Midleton) or Other 

Ring Towns (Fermoy, Macroom, Bandon and Youghal but not Mallow, which is big enough to 

feature separately) At this stage we do not provide a total for the entire Study Area: this is also 

done in Section 5 when the results for the individual zones are weighted by population and percapita 

expenditure. 

30 Leakages from the Study Area were concentrated in the three outer zones. Some were to 

nearby towns in adjoining counties, principally Killarney, Waterford and Tralee, while others 

were to Dublin, Limerick and cities in the United Kingdom. Neither mail order or internet 

shopping feature strongly in the table. 

Supermarket shopping 

31 It is difficult for surveys of this kind to tackle the full range of convenience shopping. 

Respondents are normally able to give clear information about the supermarkets they use but 

8


shopping patterns at butchers, bakers, off-licences and other convenience outlets are often too 

complex to be dealt with in a brief interview. It is therefore our policy to concentrate on 

supermarket shopping, which accounts for the great majority of convenience expenditure. 

Moreover, it is the location of new supermarkets that forms the centre of planning debate in the 

convenience sector. 

32 The questions asked in the household survey were: 

• Can I ask where you do your main supermarket shopping? 

and 

• Is there any other supermarket you use? 

As with comparison shopping the results of these two questions were merged to create market 

shares, using weighting factors derived from previous surveys in Cork and elsewhere. 

Table 10 Market Shares For Supermarket Shopping 

Zone City Rest of 

Metropolitan 

Area 


Centre % % % % % 

Cork city centre 18.0 4.5 2.6 0.4 4.4 

Bandon 0.5 0.9 2.0 0.0 5.1 

Ballincollig 0.8 13.1 0.4 0.4 0.0 

Ballyvolane 8.1 5.2 1.6 2.2 8.0 


Blackpool 3.5 1.7 1.2 1.1 0.0 

Bantry 0.0 0.2 0.0 0.0 0.0 

Carrigaline 1.8 18.6 0.9 2.2 0.0 

Clonakilty 0.0 0.2 1.6 0.0 38.2 

Cobh 0.0 5.1 0.1 0.0 0.0 

Douglas Court\ Village 30.6 8.4 0.9 1.9 2.2 

Fermoy 0.1 0.0 6.0 6.3 2.2 

Glanmire\Riverstown 1.1 3.4 0.1 0.0 0.0 

Kinsale 0.0 0.0 1.0 0.0 0.0 

Macroom 0.1 0.0 16.5 1.9 7.4 

Mahon Point 6.2 1.6 0.5 1.5 0.8 

Mallow 0.3 0.6 25.0 39.6 2.9 

Midleton 2.0 14.9 4.9 0.0 2.2 

Mitchelstown 0.0 0.0 0.9 24.2 0.0 

Skibbereen 0.0 0.0 0.0 0.0 0.8 

Wilton 6.7 5.9 0.9 0.4 0.8 

Youghal 0.2 0.6 23.4 0.0 0.0 

Grange 2.9 0.2 0.0 0.0 0.0 

Charleville. 0.0 0.0 0.2 3.0 0.0 

Blarney 0.3 4.0 0.4 0.0 0.0 

Killarney 0.2 0.3 0.9 0.0 5.9 

Togher 4.3 1.2 0.3 0.0 0.0 

Blackrock 2.6 0.5 0.0 0.7 0.0 

Other, inside Study Area 3.6 3.0 4.1 13.4 14.0 

Other, outside Study Area 0.0 0.0 0.0 0.0 1.5 

Internet 0.0 0.0 0.2 0.0 0.0 

TOTAL 100.0 100.0 100.0 100.0 100.0 

33 The City was dominated by the Douglas area, which includes the Douglas Court and Douglas 

Village Shopping Centres together with older shops near the latter. Together, these had a 31% 

market share of the City zone with considerable encroachments on the Outer Metropolitan zone. 

The City Centre had 18 percent of the City zone, followed by the other suburban centres at 

Ballyvolane, Bishopstown, Blackpool, Mahon Point , Wilton, Togher and Blackrock. In the Outer 

Metropolitan Area Ballincollig, Carrigaline and Midleton each had shares well over 10%. 

Further out, Mallow emerged as a very important centre, with 25% of the Ring zone and 40% of 

the Northern zone. 

34 With the exception of Mallow, most zones had their principal centres in their own zone, 

reflecting the fact that supermarket shopping is a short-range business. In addition to those 

mentioned Youghal and Macroom were very important in the Ring zone, Mitchelstown in the 

9


North zone and Clonakilty in the Far West. There was little evidence of leakage to centres 

outside the Study Area; Killarney took some trade from the small Far West zone, as did a few 

other external centres but these trades were small and probably balanced by flows in the 

reverse direction 

Retail warehouses 

35 Previous surveys have enquired about retail warehouses (RWH) using questions of the form: 

• Where does your household shop for bulky goods like DIY items or furniture and carpets? 

36 Such questions have been found to be seriously deficient. First, the term bulky goods is not an 

accurate reflexion of purchases at retail warehouses. Many retail warehouses do not sell bulky 

goods and - with those that do – it frequently happens that purchases are not particularly bulky, 

like a piece of software from PC World or a hand tool from B&Q. Research in the UK has 

questioned the belief that consumers shop at retail warehouses in order to drive bulky goods 

away in their cars. Instead the main reasons have been shown to be low prices and the ability to 

view wide ranges of certain types of good which are not normally displayed on the high street. 

Ease of access and parking by car are also important but the ability to carry away purchases by 

car comes low in the list of reasons. Finally, retail warehousing is highly fragmented - people 

who use them may buy DIY goods in one location, furniture and carpets at a quite different 

place, white durables at a third and so on. This is in marked contrast to what we term “pure 

comparison” shopping, where consumers carry out most of their expenditure in a single centre 

(or mall) 

37 For these reasons we now ask direct questions about retail warehouses, of the form: 

• Now, I want you to think about retail warehouses – the big shopping sheds like B&Q or PC 

World. Which of these places, if any, has your household used in the past twelve months? 

38 Respondents in the Cork survey were then asked to give the names and locations of up to three 

retail warehouses, in no particular order. About 40% said they had not used retail warehouse in 

the past year. With the rest, the answers were as shown below. 

10


Table 11 Retail Warehouses Used In The Previous Twelve Months (All Three Answers 

Combined) 

Number % 

Atlantic Homecare 232 18.4 

B&Q 322 25.6 

Currys 85 6.8 

Homebase 73 5.8 

Woodies 328 26.1 

Harvey Normans 37 2.9 

Argos 12 1.0 

4 Home 68 5.4 

Sound Store 8 0.6 

Dixons 4 0.3 

TK Maxx 2 0.2 

PC World 13 1.0 

Right Price Tiles 2 0.2 

Flor Griffins 8 0.6 

Tubs and Tiles 2 0.2 

Halfords 9 0.7 

Dunnes Stores 2 0.2 

MD O Sheas. 7 0.6 

Other 45 3.6 

TOTAL 1259 100.0 

TOTAL DIY 82.8 

TOTAL ELEC 12.6 

39 It will be seen that the great majority of answers related to DIY outlets, with Woodies heading 

the list, followed by B&Q and Atlantic Homecare. Apart from DIY, most of the remaining 

establishments were electrical or electronics outlets such as Curries, Dixons or PC World. 

Altogether, DIY outlets accounted for 83% of the places named and electrical/electronics for 

13%. The main locations were Mahon Point, Blackpool and Kinsale Road. 

40 To get an indicative view of expenditure at retail warehouses we asked respondents to estimate 

how much had been spent at the places they named in the past year. They were asked to give 

their estimates in broad ranges (up to €50, €50 to €99; €100 to €499 and so on) but we have 

obtained absolute figures by interpolating within these ranges. The results were as follows: 

Table 12 Estimated Expenditure In Retail Warehouses In The Previous Twelve Months 


Douglas 

Rest of 

Metropolit 

an Area 


Average exp per household (€) 635 819 537 614 238 

Average household size (persons 2.71 2.98 2.90 2.46 3.15 

Average exp per capita (€) 234 275 185 249 75 

41 The results of such a question can only be taken as indicative and in the next section we make 

adjustments to these figures to take account of separate estimates of the trade of Study Area 

retail warehouses. But we retain the variation between the five zones which is plausible in terms 

of access to retail warehouses. The per-household figures are highest in the first two zones, 

where access is highest. They are lowest in the remote Far West zone. The North zone 

appears to be an anomaly but residents of this zone have access to the concentration of retail 

warehouses at Limerick (the sample size in this zone is also small). 

11


Views About The Centres 

42 Respondents were asked the following question 

• Thinking of the area where you live, are you happy with the range and quality of the 

shopping you can get to, or are there problems? 

43 The results were as follows: 

Table 13 Views About Local Shopping 

Zone 


Douglas 

Rest of 

Metropolitan 

Area 


No of respondents 355 227 423 93 52 

% % % % % 

Very happy 58.3 54.6 48.9 48.4 63.5 

Somewhat happy 24.5 28.2 24.1 38.7 26.9 

So-so 7.3 8.4 10.9 6.5 0.0 

Not very happy 6.2 5.7 11.1 4.3 3.8 

Very unhappy 2.8 3.1 4.7 1.1 3.8 

Don’t know\ no opinion 

0.8 0.0 0.2 1.1 1.9 

TOTAL 100.0 100.0 100.0 100.0 100.0 

44 In all zones the great majority said they were very happy or somewhat happy with the shopping 

they could get to. The proportions were no smaller in the remote North and Far West zones, 

where shopping facilities are sparse. Clearly, respondents were making allowance for this 

remoteness and felt that taking it into account, the shopping they could get to was in most cases 

good. 

45 Overall, the main criticisms concerned the range of shops available. Interestingly, this applied 

even in the inner zones and to Cork city Centre as well as the other two most frequently 

mentioned centres – Mallow and Youghal 

12

SHOPPERS' SURVEY 

Good morning/ afternoon. I am undertaking a survey on behalf of Cork Council. We are asking people about their shopping habits and what they think of 

the centre. Can I ask if you are shopping in this centre today? 

IF NO, CLOSE INTERVIEW. DO NOT USE THE FORM 

IF YES May I take up five minutes of your time to ask the questions? 

INTERVIEWER (2) ____________ DATE (3) _____________ LOCATION (5) ____________ 

1 First, can I ask what is the main purpose of your visit to (6) 8 About how much do you expect to spend on shopping here today? (23) 

Mahon Point Centre today? Is it... .. 

(TO THE NEAREST EURO) 

supermarket shopping A supermarket shopping 

shopping for food and groceries at other shops B (26) 

shopping for clothes/shoes C 

visit the market D shopping for food and groceries at other shops 

other forms of shopping E (29) 

visiting pub/ cafe/ restaurant F shopping for clothes/shoes 

visiting bank or building society G (32 ) 

leisure / recreation H 

education I at the market 

work here J (35) 

other (WRITE IN) 

other forms of shopping 

(38 ) 

2 Where do you live? (INCLUDE NEAREST LARGE TOWN) ( 7) TOTAL 

IF RESPONDENT REFUSES ABOVE 

Can you tell me which of the letters on this card gives the TOTAL (41) 

amount you expect to spend at all shops? 

3 Where do you work (INCLUDE NEAREST LARGE TOWN) (11) less than €20 A 

€20 to €49 B 

€50 to €99 C 

€100 to €199 D 

4 Where did you start your journey to Mahon Point today? (15) €200 to €499 E 

€500 to €999 F 

From your home address (q2) 1 €1000 or more G 

From a different address (WRITE IN) 

9 Do you use any other centre or centres for buying clothes 

or shoes? (MULTICODE) (42) 

Was that other address (19) no, no other centre 1 

your place of work? 1 Cork City Centre 2 

a holiday home? 2 Any centre in Dublin 3 

other temporary residence? 3 Galway 4 

other (WRITE IN) 4 Waterford 5 

Limerick 6 

Douglas Court/Village 7 

Fermoy 8 

5 How did you travel here? (20) Mallow 9 

own car 1 

other car 2 Skibbereen A 

taxi 3 Clonakilty B 

bus 4 Other (WRITE IN) 

train 5 

walk/cycle 6 


6 How long did your journey take? (21) 

(door to door) 0 - 10 mins A 

10 - 20 mins B 

20 - 30 mins C 

30 - 45 mins D 

45 mins plus E 

7 About how often do you shop in this centre? (22) 10 Would you say that Mahon Point is your main centre for clothes 

and shoes or is your main centre one of those mentioned above? (46) 

once a week or more often 1 

one every two or three weeks 2 Mahon Point is main centre 1 

monthly 3 no, main centre is (WRITE IN) 

less than once a month 4 

not regularly/ this is first time 5

11 Why do you shop in Mahon Point Centre? (50) 13 Do you have any suggestions for improving the centre? [58] 

(MULTICODE, DO NOT PROMPT) 

(MULTICODE, DO NOT PROMPT) 

no nothing 1 

close to home 1 make the town centre easier to get to 2 

close to work 2 provide more parking 3 

easy to get to 3 more shops 4 

good public transport links 4 provide better range of shops 5 

sufficient car parking 5 provide specific shop (NAME) 6 

reasonably priced car parking 6 

good selection/quality of shops 7 provide particular leisure facility (NAME) 

good mix of shopping and leisure facilities 8 

to visit specific shop(s) (NAME) 9 improve the cleanliness of the streets F 

pleasant shopping environment (general ambience 

D 

good standard of street cleanliness E pedestrianise particular street(NAME) G 

visit the market 

F 

A 

safe shopping environment G improve the pedestrian environment J 



12 Is there anything you particularlydislike about Mahon [54] 14 Does your household have a motor car? [62] 

Point Centre? (MULTICODE, DO NOT PROMPT) 

no, nothing 1 yes, one car 1 

yes, two or more cars 2 

inconvenient to get to 2 no, no car 3 

public transport links are poor 3 

inadequate car parking 4 

expensive car parking 5 15 What is the occupation of the main income earner in [63] 

your household? 

poor quality shops 6 

lack of particular type of shops 7 

lack of leisure facilities 8 

unpleasant shopping environment (general ambience) 9 16 Sex (OBSERVE) [64] 

male 1 

poor standard of street cleanliness A female 2 

unsafe/threatening environment B 

other (WRITE IN) 17 Age (OBSERVE) [65] 

less than 20 1 

20 to 39 2 

40 to 59 3 

60 or over 4 

Thankyou for your help. Would you have any objection if someone 

from our office called you back by telephone? This would be just 

be to check that the interview was carried out properly 

telephone number ______________________________ 

name of respondent _____________________________________ 

INTERVIEWER'S SIGNATURE ___________________________

APPENDIX 4 

Per-Capita Sales

Appendix 4 : Per Capita Sales 

Per-Capita Sales 

This Appendix outlines the RTP retail model. It describes the estimation of retail sales at the 

national level, divided between convenience goods and comparison goods, and the projection of 

future levels. It sets out the methodology for moving to local estimates. 

Base year retail sales 

The starting point is an analysis of the Annual Services Inquiry (ASI) 1 in which details of firms’ 

sales are classified into categories which enable the following breakdown: 

• Sales of convenience goods, which we define as food, non-alcoholic beverages, alcohol and 

tobacco. 

• Sales of comparison goods, which we define as all other retailed goods, with two exceptions. 

Only half of the sale of spare parts and accessories for motor vehicles has been included, 

since some of these sales are related to car servicing etc. Only one quarter of the sales 

under the category 'Other goods and services' has been included. The bulk of sales here are 

estimated to be services. 

Using special tabulations from the CSO we can eliminate from the crude ASI data sales of alcohol 

and tobacco that take part in bars rather than shops. We then make allowances for VAT and 

eliminate sales to foreign tourists, using data from surveys of non-resident expenditure by Bord 

Failte. (Estimates of tourist expenditure at the local level are added back in at a later stage) The 

results, based on the 2003 ASI updated to 2004 using the Index of Retail Sales, are as follows: 

Table A1: National sales of convenience and comparison goods, 2004 

State total 

€ million 

State population 

million 

Sales per capita 

€ 

Sales of convenience goods 12,043 4.076 2,955 

Sales of comparison goods 11,170 4.076 2,741 

Total sales of convenience goods were €12,043 million in 2004. Dividing by the population in that 

year gives per capita sales of €2,955. Sales of comparison goods were €11,170 million, giving a 

per-capita level of €2,741. 

Although the figures are couched in terms of sales per person they include sales to businesses, 

such as the following: 

• sales of food and drink to hotels and restaurants by supermarkets, butchers, greengrocers 

and the like. 

• Sales to builders by DIY and hardware stores. 

• Retail purchases by offices of stationary or office equipment. 

These are important ingredients of retail turnover and it is necessary that they be included. The 

implication of such inclusion is that there is a reasonably stable relationship between personal 

and business expenditure in shops. 

1 The ASI provides more comprehensive data on retail sales than the National Accounts. National Accounts 

figures for Personal Consumption do not include sales to businesses, as pointed out below. In addition, personal 

expenditure on materials for housing maintenance is deliberately understated and that on housing improvement is 

eliminated. We do, however use the Personal Consumption data for future estimates, on the assumption that 

there is a stable relationship between Personal Consumption and total retail sales 

1


Future growth in retail sales 

We project retail sales forward using the forecasts of GNP and consumption made by the latest 

ESRI Mid Term Review, for 2005 to 2012. The projection follows the ESRI high forecast, which is 

considered to be the most likely. 

Retail expenditure takes only a third of total personal consumption. The rest is devoted to 

services, including financial transactions. It is therefore invalid to assume a simple relationship 

between retail sales and personal consumption or income – an assumption frequently made by 

many practitioners of retail planning. Instead, we relate future retail sales to the ESRI personal 

consumption forecasts using an analysis of trends over the periods 1995 to 2004 and 2000 to 

2004 

We have produced a projection of the national population to correspond with the ESRI forecasts. 

Dividing the foregoing estimates of national retail sales by these populations gives average sales 

per head of population, shown in Table A2. In 2006 this is €3,040 for convenience goods and 

€3,151 for comparison goods. Moving to 2016 the convenience goods figure rises very slightly to 

€3,193, while that for comparison goods rises to €4,785. This latter increase is equivalent to 4.3 

percent per annum over the ten year period– much lower than the rates of the late 1990s but still 

rather higher than current projections for the United Kingdom. We assume a continuation of the 

2016 rates for the years up to 2020. 

Table A2 National per capita convenience and comparison sales, 2006 to 2016 

Year 

Convenience per 

capita sales 

Increase on 

previous year 

(%) 

Comparison per 

capita sales 

Increase on 

previous year (%) 

2004 2,955 2,741 

2005 3,011 1.9% 2,974 8.5% 

2006 3,040 1.0% 3,151 6.0% 

2007 3,049 0.3% 3,277 4.0% 

2008 3,056 0.2% 3,398 3.7% 

2009 3,060 0.1% 3,515 3.4% 

2010 3,089 1.0% 3,714 5.7% 

2011 3,110 0.7% 3,890 4.7% 

2012 3,124 0.5% 4,052 4.2% 

2013 3,140 0.5% 4,223 4.2% 

2014 3,157 0.5% 4,401 4.2% 

2015 3,174 0.6% 4,589 4.3% 

2016 3,193 0.6% 4,785 4.3% 

Estimation of local sales 

For individual zones in the Study Area, per capita sales figures are derived by adjusting the 

national levels according to differences in the composition of the population by socio-economic 

group. This process uses differentials by socio economic group provided by the CSO Household 

Budget Survey. (Again the assumption is made that there is a stable relationship between 

household expenditure and total retail sales). 

The Census of Population, 2002, gives breakdowns of households by the socio-economic group 

(SEG) of the household reference person. The Household Budget Survey (HBS) gives average 

weekly expenditure for five consolidated SEGs, grouped as follows: 

• Employers, managers, higher and lower professionals 

• Non-manual and own account workers 

• Skilled manual 

2


• Semi-skilled and unskilled 

• Farmers, agricultural workers and others gainfully occupied and unknown 

There are large differences between the expenditure levels of the five groups,that of the first 

being well over double that of the last. Combination of the Household Budget data with the 

Census breakdowns gives the differential between national and local sales levels. 

This process was carried out for the five zones of the Study Area giving the following differentials 

for comparison and convenience sales 

Table A3 Study area zones, 2007, differential from national average per-capita 

expenditure 


Douglas 

Rest of 

Metropolitan 

Area 

Ring North Far west Entire Study 

Area 

Convenience 100.3 102.4 99.2 97.0 97.1 100.0 

Comparison 99.7 106.5 97.1 90.2 93.1 99.4 

For each zone the per capita figures are expressed as a percentage of the national average. It 

will be seen that the figures are highest in the Rest of the Metropolitan Area, at 102.4% of the 

national average for convenience goods and 106.5% for comparison goods. They are lowest in 

the North zone, at 97.0% and 90.2% respectively. 

The figures for the entire Study Area are close to the national average, at 100.0% for convenience 

goods and 99.4% for comparison goods. It should be borne in mind that these Study Area figures 

are weighted averages for the five zones – weighted that is, by population. As the population 

distribution changes this weighted average will also change. 

It is difficult to compare these levels with earlier estimates of expenditure levels in the Cork area, 

such as those from our previous retail studies. The price base was different and local per capita 

estimates were based on different census data. Indeed, there is no direct data on differential 

changes in retail expenditure between different parts of the State. 

3

APPENDIX 5 

Guidance on Retail Impact Assessment

Appendix 5 : Guidance on Retail Impact Assessment 

Retail Impact Assessment Guidance 

1. Retail Impact Assessment is a tool used by Planning Authorities and applicants for 

permission for substantial retail developments to understand and justify the addition of 

particular retail development in the context of the detailed strategy and the emerging 

urban context into which the development must integrate without causing significant 

disruption. 

2. The National Spatial Strategy has set out a structure for the future urbanisation of the Irish 

population, with a hierarchy of urban centres providing critical mass to sustain a range of 

quality of life services, including a good quality retail environment. In an increasingly 

urbanised and wealthy environment, retail is an essential service, a generator of 

economic activity and employment and often times a catalyst for urban centre 

redevelopment or expansion to meet the needs of enlarged urban areas. 

3. The hierarchy of strategic and statutory development plans set the broad context for 

scale, type and location of retail developments. For Cork, this structure has been set out 

in the Retail Strategy, which is incorporated into the City & County Development Plans in 

the first instance and is more specifically reflected in the local area plans. 

4. Therefore, the first source of guidance on retail acceptability should be based in the 

strategic and statutory plans that apply to a particular area. The Retail Hierarchy for Cork 

City & County have been set out in the main body of the Cork Strategic Retail Study, 

which also includes the primary criteria for development control with emphasis upon the 

sequential approach, maintenance of vitality and viability of existing centres and 

promoting accessibility. 

5. The purpose of Retail Impact Assessment is to focus upon the potential impact upon the 

pattern of retailing in established centres in a catchment area, without focussing on 

individual retail businesses or interfering with normal competition. As indicated in the 

Retail Planning Guidelines (Para. 57) where an application for development complies with 

the policies and proposals of a Development Plan in all material aspects it should not 

necessary for the applicant to provide additional supporting background studies. 

Therefore, retail developments within town centres should only require a detailed 

quantative and qualitative Retail Impact Assessment in exceptional circumstances. 

6. Retailing is a dynamic industry subject to constant change, renewal and significant 

expansion where the population is rapidly urbanising. Retail addition to town centres is 

often a strategic advantage with long-term beneficial effects that should be taken into 

account. Retail capacity should not be assessed on a primarily mathematically basis but 

should be assessed by appropriateness of type and format for the particular centre. A 

detailed Retail Impact Assessment should not be necessary for developments within the 

city centre, suburbs, metropolitan and ring towns for developments below 2,500m 2 gross 

comparison goods and 1,000m 2 convenience goods. 

7. Retail Impact Assessment is an aid to decision making and should not be the sole basis 

upon which an application for significant retail development should be determined. The 

overall Retail Assessment should encompass: a sequential location assessment, an 

assessment of need and a quantification of impact. 

8. The qualitative element should include a justification of location, based on the sequential 

test, with onus on the applicant to demonstrate that no more suitable sites are available 

within a reasonable period of time. Centrality of development must take into account the 

suitability of development for a central location. 

9. Availability should take into account whether particular central sites are available to the 

market, whether there is potential for site assembly and the engagement of the Local 

Authority in expansion, regeneration and renewal of town centres. 

10. Taking into account the urban and retail hierarchy, retail development should be 

appropriate for the size and function of the town and its catchment area. Retail 

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developers have a number of formats that can be accommodated to the requirements of a 

particular retail market and therefore suitability of format should be demonstrated. 

11. The sequential test should be the first exercise to be carried out. It may indicate that there 

is no further point in carrying out a quantitative assessment, because there are more 

appropriate sites available within the town centre or on the edge of the town centre. 

12. The qualitative assessment of centres incorporated in the Cork Strategic Retail Study 

indicates the current condition within each centre. The vitality and viability parameters; 

diversity and retailer representation; ease of access and parking; availability of public 

transport; market conditions and rents; can be easily checked by observation and 

consultation with local estate agents. 

13. The Guidance on the Assessment of Retail Impact is set at Annex 4 of the Retail Planning 

Guidelines. This is a rigorous process that should be required to be carried out only in the 

context of larger proposed developments not in conformity with the development plan. Six 

key steps are involved:- 

(i) identification of the catchment area in accordance with the criteria set out above; 

(ii) 

(iii) 

(iv) 

(v) 

estimation of expenditure available within the defined catchment area, using 

expenditure figures set out above adjusted in accordance with the Consumer Price 

Index; 

estimation of the turnover of existing centres within the catchment area which are 

likely to be affected by a new development, based on the turnover figures set out 

above; 

estimation of the turnover of the new development for which a planning application 

is being lodged, based on turnover figures set out above adjusted for enhanced 

efficiency; 

estimation of the quantum of consumer retail spending available in the catchment 

area which will be diverted from existing centres to the new retail development. This 

involves subjective assumptions based on professional judgement that must be 

detailed and justified. Centres of similar scale and function compete with each other 

at a level reduced by distance; 

(vi) aggregation of the zonal diversions from each centre to the new development to 

provide an estimate of trade diversion expressed as a proportion of a centres 

turnover at the target year to provide a measure of impact. This applies where more 

than one competing centre is affected and taking into account potential 

accumulative impacts arising from other permitted developments. 

14. Shopper surveys are relatively efficient to conduct and can provide evidence to support 

the extent of the catchment area and leakage to other competing centres. Household 

surveys are increasingly difficult to carry out on a meaningful basis due to the difficulties 

now encountered in undertaking telephone surveys. 

15. The catchment area should be based upon the type of retail format proposed; the 

strategic urban function; the urban target population; and the hinterland catchment, taking 

into account the need for headroom to facilitate the town achieving its strategic role and 

the drive to urbanisation. Typically, most large foodstores will draw much of their trade 

from within a 15 minutes drive time. The main town centres are likely to draw from a 20- 

30 minute drive time catchment area. An estimate of spending generated within the 

catchment area necessary to both inform the quantitative need assessment and impact 

assessment can be obtained by following the same approach as set out in Chapter 5 of 

the main report in estimating available expenditure. 

16. In estimating the potential turnover of new development, this should be based on the net 

new retail floorspace, generally assuming that some 65-70% of the gross convenience 

goods floorspace will be the net sales area and that some 75- 80 % of gross comparison 

goods floorspace will be sales space. For bulky goods outlets the net sales area would 

represent some 85-90% of the gross area. The sales density ratios are those provided in 

2


the Cork Strategic Retail Study 2007, subsequently to be adjusted by the applicant to 

reflect the timeframe elapsed between the preparation of the CSRS and that of the 

particular Retail Impact Statement. 

17. Care should taken to identify specifically the particular types of retailing proposed taking 

into account that industry dynamics have resulted in certain stores trading over a range of 

formats, including convenience and comparison goods under the one roof. Catchment 

areas and turnover ratios therefore, must be applied specifically to the particular format. 

Higher order centres have a more extensive catchment reflecting the role in the retail 

hierarchy. 

18. Within the hierarchy, retail centres compete with other centres of their own type and do 

not necessarily compete with upper or lower echelons. A mature hierarchy requires 

centres of all types, with a greater number of lower order centres. 

19. The design year for a development is a period ranging up to one year after completion of 

construction and commencement of trading. This allows settled trading patterns to have 

been established. Therefore, it is necessary to take a prudent account when preparing a 

Retail Impact Statement, of the period required for procurement of planning permission 

(including potential appeals), the period of construction and lettings. It is not necessary 

that this period falls within the term of a particularly Retail Strategy, particularly where 

there is a longer term strategic expansion envisaged for a particular centre. 

20. Estimation of trade diversion is an integral part of the assessment of retail impact and 

cumulative impact. It is necessary to show the diversions from each centre to the new 

proposal and to substantiate how this is calculated by reference to empirical evidence. 

Broad statements of diversions as a proportion of total spending within a catchment area 

or as a proportion of the growth in forecast spending generated do not give any 

meaningful guidance as to the diversion from individual centres. 

21. Cumulative impact refers to the impact of the proposed development along with one or 

more existing planning permissions for other retail development in the catchment area of 

the proposal. Here it is necessary to account for the joint impact of more than one new 

project and also to show the impact of the new proposals on each other. 

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