FIANNA FIL

POLICY PAPER
J A N U A R Y

2 0 1 5

Fighting for the future of Irish Towns

BARRY
COWEN TD
SPOKESPERSON ON ENVIRONMENT
AND LOCAL GOVERNMENT

Executive Summary
Ireland is in the midst of a two tier recovery. Fragile economic growth is concentrated in the
cities, particularly Dublin and within certain industries. For towns and villages throughout the
country the talk of recovery is just more spin from the government. The whittling away of the
post office network, sell-off of Garda stations, reduced banking services and empty
commercial units scar the very places that should be the life and soul of the country.
Fianna Fil is committed to a balanced recovery where all parts of the country and its people
benefit, not just a select few. This means balanced regional development. At the heart of
spreading economic growth and opportunity is the need to revitalise our towns and villages.
These places are vital economic hubs and social centres for their surrounding areas. They
need thriving businesses, vibrant markets and a flourishing social life to attract people to live
and work in them and to stop the drain of young people to emigration.
Streets Ahead is a set of innovative ideas to help kick-start economic growth and social
opportunities in our towns and villages. Different towns will need different ideas. At the heart
of this document and Fianna Fails vision for the future development of the country is the
core belief that local people are best placed to know local needs. Central government has to
be able to trust them with the power and resources to make decisions for their areas.
The challenge facing the country is massive. We need radical thinking and real action to
ensure that our towns and villages are not left in permanent decline. Fianna Fail is
committed to ensuring that the fruits of an economic recovery are not left in the hands of a
small few and that the network of towns that form an integral part of the fabric of Ireland are
enabled to thrive and flourish again.

Michel Martin T.D

Uachtarn Fhianna Fil.

Table of Contents
Executive Summary

02

Introduction

04

A new Commercial Rates System

07

New Parking Charges Structure

11

New Planning for Vibrant Towns

14

Keeping Main Street Busy

18

Abolishing Upward Only Rents

23

Creating Safe Towns

24

Protecting Local Post Offices

27

Conclusion

29

Executive Summary
Irish towns face a series of fundamental challenges to their future. Rising vacancy rates,
expanding out of town shopping centres, changing shopping habits and crippling commercial
rates and rents are damaging businesses and destroying jobs. A vibrant town with strong
businesses, high employment and a dynamic cultural life forms the bedrock of vibrant
communities. Fianna Fil proposes a fresh, multifaceted approach to tackle these problems
and encourage greater numbers into our towns by making them lively social and economic
hubs for the entire community. These measures include:

Revamping the Commercial Rates System,

Making the Commercial Rates system work for town centre businesses. Placing a
surcharge on out of town centres to re-balance the system toward small and town
centre retailers.

Changing the Parking charges structure

Creating a flexible parking charge system that encourages short term stays, rewards
return shoppers and removes disproportionate fines. A new parking charge system
must re-balance the advantage that out of town centres currently enjoy without
penalising shoppers.

New Urban Design, Strong Public Transport Links and Building Usage Strategy
Empty Shops Initiative
Renewed emphasis on building use flexibility and reformed urban design frameworks
that utilise the architectural framework of Irish towns. Creating strong public transport
links for ease of access. Encouraging diverse use of empty units by start-ups and
community groups.

Changes Planning Laws to encourage Town centre development

Reforming the Retail Planning Guidelines and national hierarchy of plans to limit large
scale out of town developments in the future with special planning permission only sign
offs in order to foster and prioritise town centre developments.

Town Teams Leadership

Creating town teams to take real ownership of revitalising individual towns, drawing on
business, state bodies, political, Garda and community expertise.

New cultural initiatives to keep main streets busy

Creating a national Market Day to encourage start-ups, establishing local theatre and
music festivals to invite greater footfall on town streets and an emphasis on bringing a
greater number of people into towns. This will give towns a real civic and social focus.

Abolish Upward Only Rent Reviews

Alleviating the burden of crippling rents on struggling businesses by abolishing upward
only rents.

Purple Flag Anti-Social Behaviour Strategy

Engaging in the Purple Flag project to create safe, clean streets, ensuring that towns
are inviting family friendly areas at all times.

New Community Engagement and Planning Strategy for towns

Giving communities a real voice in shaping the future of their towns from the urban
grain and architecture in to where future developments should take place.

Expanded Use of Business Improvement Districts and new financial tools for
Local Authorities to invest in urban renewal
Using Town Teams to expand BIDs and create fresh financial opportunities for Local
Authorities and Businesses to invest in new urban projects such as Tax Increment
Financing and Community Investment Funds.

New specialist IDA, Enterprise Ireland unit for rural town foreign direct
investment
A renewed emphasis on balanced regional foreign direct investment to create a
sustainable recovery through the country.

New Measures to protect and maintain local post offices

Making Post Offices the center for state payments, shared services, broadband access
and printings services will help keep post offices alive at the heart of rural towns.

This multi-faceted approach across enterprise, urban planning, culture, justice and
community engagement is a fresh plan to tackle the on the ground problems faced by Irish
towns. Taking bold imaginative action to promote businesses, encourage footfall on the
streets and a lively participation of the whole community in the life of the urban centre will
help ensure that Irish towns remain appealing places for people to live, work and play.

Introduction
Irish towns face a fundamental challenge to their long term survival. This policy paper sets
outs the case for a fresh, holistic approach in tackling the rising vacancy rates, crippling
commercial rate levels, anti-social behaviour and unemployment issues that are scarring
towns the length and breadth of Ireland. The vitality and viability of Irish towns is at stake.
This paper puts forward a series of positive cross sector policy measures to be adapted
across both local and national level in rising to the pressing
challenges that towns are faced with today. Instead of a

Towns have
always been the
focal points of
communities
serving not just
their own residents
but also the wider
rural hinterland
surrounding
them.

bureaucratic silo driven approach, it offers up a broader

strategy that reflects the on the ground reality of the
problems confronting Irish towns. At its heart is an
emphasis on making towns hubs of strong businesses and
local employment.

Towns have always been the focal points of communities,

serving not just their own residents but also the wider rural
hinterland surrounding them. Smaller towns and villages

serve their rural areas by providing a range of facilities and services, ranging from the
economic to the educational and the social.

The rich traditions of town life stretching back over

centuries from farmers marts to a vibrant social life are an
integral part of the fabric of society. Towns continue to play
a

pivotal economic

role

in

Ireland

providing

local

entrepreneurs with a place to set up businesses and

provide local jobs in both direct and indirect employment. A
lively town centre is both a commercial, social and cultural
space with vibrant local businesses at their very heart.
Strong local businesses create employment, invest in the
civic amenities of the town, provide revenue for local

Strong local
businesses create
employment,
invest in the civic
amenities of the
town, provide
revenue for local
authorities and
sponsor local
community
groups.

authorities and sponsor local community groups. Without

them towns will die on their feet.

Broader demographic changes mean that towns are growing in importance.

Over the

decades Irish society has been transformed from a predominantly rural country into an urban

As more
businesses close
the domino effect
kicks in, as indirect
employment suffers,
footfall is decimated
and ultimately the
very future of the
town itself is
jeopardised.

society. 62% of the population now live in urban areas in

Ireland compared to just 42% in 1951, bringing Ireland
closer to the European norm.

However despite these population rises, Irish towns are

currently facing a grave challenge to their position as
hubs of activity. Spiralling vacancy rates scar main
streets throughout the country; anti-social behavior
intimidates ordinary people from enjoying their streets
while poor planning robs the areas of their vitality. The

systematic closure of some 140 Garda stations, the threats faced by An Post to its future
viability and the policy of major state supported banks to withdraw their services and close
down branches has left numerous towns reeling from the loss of critical local services. The
changing nature of commerce with the inexorable rise of internet shopping also presents
new problems for Irish towns to tackle as the old models of business are put under pressure.

As more businesses close the domino effect kicks in, as indirect employment suffers, footfall
is decimated and ultimately the very future of the town itself is jeopardised. The interlinking
system of businesses and services that shape a town cannot be viewed separately, as
losing one has a direct impact on the others.

Climate change and the need to develop sustainable communities are fundamentally
intertwined with creating and maintaining vibrant towns. Shifting away from a high carbon
transport model into easily accessible, pedestrian friendly towns must be a central part of
any meaningful climate change strategy. A sustainable town is both economically and
environmentally feasible in the long run.

The basic social role of towns cannot be forgotten. They offer hubs
of nightlife, cafes, pubs, restaurants and a central place to meet
with friends and neighbours to exchange gossip. A lively town
should be the cultural centre point of the community and a place
where the local arts can be exhibited in theatre groups or local art
galleries. The immense damage inflicted by anti-social behaviour
which has frightened swathes of the community away from their
own streets, has damaged this vital role and must be challenged.
People should be safe and welcome on the streets of their towns at
all times.

People
should be
safe and
welcome on
the streets of
their towns at
all times



Looking towards the future and re-building the basic position of towns in Irish society we
have to encompass the social, economic and environmental roles of towns. This policy
paper addresses the multiplicity of problems and challenges facing Irish towns and puts
forward measures to address these difficulties. Government policy has failed to develop a
coherent strategy for Irish towns. A broader holistic approach is needed to address the cross
sector issues at play.

For example, fostering amenable public spaces through imaginative and engaging urban
design frameworks will play a part in encouraging more people into out towns. Creating a
distinct enjoyable urban fabric in keeping with the distinct architectural traditions of Irish
towns with their unique shop fronts and bars are all part of a broader approach.

Fianna Fils plans centres upon

Revamping the Commercial Rates System

Changing the Parking charges structure

New Urban Design, Strong Public Transport Links and Building Usage Strategy
Empty Shops Initiative

Changing Planning Laws to encourage Town Centre developments

New cultural initiatives to keep main streets busy

Abolishing Upward only Rent Reviews

Purple Flag Anti-Social Behaviour Strategy

New Community Engagement and Planning Strategy for towns

Expanded Use of Business Improvement Districts and new financial tools for
Local Authorities to invest in urban renewal

New specialist IDA, Enterprise Ireland unit for rural town foreign direct
investment

New Measures to protect and maintain local post offices

This broad multifaceted approach will help reinvigorate struggling towns across the country
and create a strong sense of place for the traditional Irish town.

A new Commercial Rates System

Government should consider whether business rates can better support small
businesses and independent retailers

Local authorities should use new discretionary powers to give business rate
concessions to new local businesses

Make commercial rates work for business by revamping the Commercial rates
system with a strong self evaluation program to accelerate the re-valuation of
property to reflect the real on the ground value of commercial properties

Introduce an inability to pay clause in the commercial rates system to give

breathing space to struggling businesses

Delete the subsequent occupier clause and apply that retrospectively in order to
encourage greater take up of vacant spaces

Commercial Rates Surcharge on Out of Town Shopping Centres

Commercial rates are a major burden on struggling businesses

throughout the country. Retailers in towns are being burdened
with financing local government to an unsustainable level with
Local Authorities deriving 28% of their finance from commercial
rates. For entrepreneurs hoping to set up new businesses or
existing retailers fighting to keep their heads above the water the
commercial rates system can be the straw that breaks the
camels back and render their efforts financially impossible. It is
imperative that the government and local authorities work
together to establish a revamped system that creates breathing
space for retailers in financial difficulty, incentivises new
businesses to set up in towns and forms a sustainable base for

establish a
revamped system
that creates
breathing space
for companies in
financial difficulty
and incentivises
new businesses
to set up in
towns.

Local Authority finances. Rates should also reflect the need to

attract businesses away from the environmentally and socially
unsustainable out of town shopping centre model.

A blend of national legislative reforms and local measures will help establish a new
framework of commercial rates that will help businesses survive and flourish in Irish towns.

Local authorities should use new discretionary powers to give business

rate concessions to new local businesses.
Introducing flexibility for Local Authorities to use discretion in
reducing or delaying commercial rate charges against new
businesses is a vital power that will enable towns to attract
fledging businesses, new ideas and foster a greater sense of
entrepreneurism across the country. As old business models
change in the age of internet shopping, fostering new
enterprises to fit new demands will be increasingly important in
keeping the main streets of Irish towns alive with commerce.
For example in the UK, Councils have the power to exempt
struggling businesses from paying rates and rural businesses
have a 50% mandatory exemption on rates. Empowering
Local Authorities to alleviate the burden of rates in specific key
sites in towns and for new businesses will serve as an

Empowering
Local Authorities
to alleviate the
burden of rates in
specific key sites
in towns and for
new businesses
will serve as an
incentive for
innovative
retailers to set up
shop and create
local jobs.

incentive for innovative retailers to set up shop and create

local jobs.

Introduce an inability to pay clause in the commercial rates system to

give breathing space to struggling businesses.

Putting in place
provisions and
specific criteria to
ensure that eligible
businesses benefit
from a reprieve in
making potentially
onerous rate
payments will help
save struggling
retailers.

A specific inability to pay clause should be introduced via an

amendment to the Valuation Act. This clause, which is standard
in valuation procedures in the UK, is a key measure to help
alleviate pressure on struggling businesses. It is a central
demand of the Irish Employers for Affordable Rates (IEAR)
group and their vision for a reformed Rate Valuation process in
Ireland. Putting in place provisions and specific criteria to ensure
that eligible businesses benefit from a reprieve in making
potentially onerous rate payments will help save struggling
retailers.

Make Commercial rates work for business by revamping the Commercial

rates system with a strong self evaluation program.

Self-Assessment is the fastest method to speed up the

Valuation process.

However the governments Valuation

Effective
self-assessment
will speed up the
process and help
businesses that
bear a
disproportionate
burden of local
government
finance.

amendment bill fails to make it the standard procedure for

valuation. The excruciatingly slow progress of the re-valuation
process undertaken by the Valuation Office makes this a crucial
task in addressing the problems besetting the Commercial
Rates system. Fianna Fil has introduced legislation to create
a legal basis for self-assessment to be introduced across the
country. Effective self-assessment will speed up the process
and help businesses that bear a disproportionate burden of
local government finance.

Delete the subsequent occupier clause and apply that retrospectively in

order to encourage greater take up of vacant spaces.
The subsequent occupier clause is a further inhibitor to business.

.the efficient
utilisation of space
will help reduce
rent levels, remove
unsightly
abandoned shop
fronts along
streetscapes and
help create greater
footfall.

This clause means that a business moving into a property where

rates are unpaid (such as in a previous occupier bankruptcy) must
take on the unpaid rates. This is acting as a barrier to businesses
moving into vacant premises and revitalising derelict retail space
on main streets across Irish towns.

Removing this clause will

ensure that new businesses are not unfairly deterred from setting
up in an unused space. Furthermore the efficient utilisation of
space will help reduce rent levels, remove unsightly abandoned
shop fronts along streetscapes and help create greater footfall and
vibrancy in town centres.

Commercial Rates Surcharge on Out of Town Shopping Centres

In order to balance out the financial costs of incentivising
new business with a rate relief a special commercial rates
surcharge will be levied on out of town centre shopping
centres. This surcharge will also encourage businesses to
locate in environmentally and socially sustainable town
centres rather than drive to only out of town facilities. The
additional charge will reflect the parking advantages
enjoyed by out of town centre developments. A similar
charge has been implemented in Northern Ireland from
April 2012 with the introduction of the so called Robin

.a rates system
that balances the
books, reflects the
overall costs of out
of town centres
and fosters an
emphasis on
bringing business
and customers
into towns

Hood tax at a 15% rate which is expected to yield 5m per

annum.

Creating a rates system that balances the books, reflects the overall costs of out of town
centres and fosters an emphasis on bringing business and customers into towns is a vital
part of any meaningful effort to revitalise Irish towns.

10

New Parking Charges Structure

Review of Parking Fee structure in Out of Town Centre Developments

New graded parking fee structure and payment methods

Special Parking offers to encourage town centre visits

Parking Cost League

One of the major issues undermining the vitality and

viability of Irish towns is the burden of hefty parking
charges on town centres in contrast to their cheap or
free alternatives in out of town shopping centres. The
additional costs of parking, wide variations between
local

authorities,

expensive

fees

imposed

for

overstaying allotted times and the dreaded prospect of

clamping have all combined to deter people from
shopping in towns. Local Authorities have grown
accustomed to using parking charges solely as revenue
raising mechanism rather than viewing them as an
impediment to business. In effect parking charges are

The additional costs

of parking, wide
variations between
local authorities,
expensive fees
imposed for
overstaying allotted
times and the
dreaded prospect of
clamping have all
combined to deter
people from
shopping in towns

an additional cost to customers, penalising them for

shopping in towns.

The current parking

charge system acts
as a burden on cash
strapped customers
with a knock on effect
on the businesses
who rely on them.

Any parking charge structure should be equitable across

all shopping locations rather than penalising town centre
shoppers, form a sustainable source of revenue for local
authorities that can be re-invested in the towns in
question and be used as an incentive to attract people
back into urban centres. The current parking charge
system acts as a burden on cash strapped customers
with a knock on effect on the businesses who rely on
them.

11

New graded parking fee structure and payment methods

The current system of the standard rate per hour and need for coins is an on-going
inconvenience for customers that discourages short term visits to

Essentially
the focus
should be on
taking the
hassle out of
quick
shopping trip
into town.

towns.
A graded parking fee structure would involve lower costs for shorter
stays with the price escalating for longer stays to deter commuter
parking. As part of making trips into town more convenient and
cheaper broadening the payment methods available for parking
charges should encompass internet payments and debit card payment
methods. The penalty system imposed for over staying should also
be implemented on a grading system basis. Minimum fees should be

imposed in the case of brief overstays with costs rising as the length of time involved
extends.

Essentially, the focus should be on taking the hassle out of a quick shopping trip into town.

Special Parking offers to encourage town centre visits

Flexibility and incentives to attract people back into towns must be at the heart of Local
Authorities parking strategies.

Special weekend festivals or late night shopping offers should be

accompanied with complementing breaks in parking charges. A
frequent user reduced rate or day breaks from charges will help
encourage greater usage. These reduced payments for frequent
weekly visits should also be integrated into pricing structures.

Innovation and flexibility in parking charges with local initiatives

such as Free Fridays etc should be used by the local authority to
draw additional customers into towns.

12

Flexibility and
incentives to
attract people
back into towns
must be at the
heart of Local
Authorities
parking
strategies.

Parking Cost League

The wide variety of charges across towns is not simply
linked to the differing costs in the provision of parking
spaces. Various local authorities apply a wide disparity of
charges on customers for parking.
A national parking league showing the differing costs of
parking fees in each town would bring greater transparency
to the system and encourage greater efficiency between
various authorities and towns. Voters could use this
information to lobby their representatives to reduce onerous
rates while businesses could utilise the information to press
for greater services on the basis of higher parking costs.

Legislation
should be
considered for
levying a parking
fee on existing
out of town
centre parking
facilities. Any
changes however
must not impact
directly upon
hard pressed
shoppers.

The presence of a clear league centralised on the Department of Environments website

would encourage greater efficiencies in local authorities when they set out pricing structure
and help bolster best practise transfer between the bodies.

Revision of Parking Fee Structure in Out of Town Centre Developments

Out of town Shopping Centres enjoy a significant competitive advantage over their town
centre counterparts due to lower or generally free parking costs. These drive to only
shopping centres are car reliant which is essentially incompatible with Irelands global
warming agenda and sustainable transport objectives. This lower cost baseline attracts
customers away from town centres with a direct impact

A national
parking league
showing the
differing costs of
parking fees in
each town would
bring greater
transparency to
the system and
encourage greater
efficiency.

upon the footfall in towns and the customer pool of town

based retailers and other businesses.
Legislation should be considered for levying a parking fee
on existing out of town centre parking facilities. Any
changes however must not impact directly upon shoppers.
The parking advantage enjoyed by out of town centre
developments should be integrated into the calculation of
development levies on future out of town centre retail
projects.

13

New Planning for Vibrant Towns

Tighten out of town retail development planning procedures with special

permission clauses exceptional sign off

New Urban design plans to emphasise quality and location of parking facilities

New Urban Design Framework

Strong Public Transport Links

Empty Shops Initiative

Central Community Role in Development Plans

Having a strong, suitable urban planning framework is vital to fostering investment,

facilitating sustainable development and creating inviting urban spaces. A design framework
that fully utilises the urban grain of Irish towns and building usage model that allows for
genuine flexibility and innovation in using space is crucial to establishing lively changing
towns. Out of Town Centres should be discouraged and the Retail Planning Guidelines
reviewed to emphasize the need to focus future development on town centres. Car Parking
facilities should be conveniently located to help encourage visits to the Town Centre. The
layout of towns should encompass enhanced cycling facilities and residential uses near the
centre to create environmentally sustainable living practises. Communities and businesses
should have a central role in shaping Town Development plans to ensure they reflect their
knowledge and vision for the future, thereby securing community buy-in to achieving the
plans objectives.

Tighten out of town retail development planning procedures with special

permission clauses exceptional sign off
Linked with the surcharge rates on out of town shopping centres the Retail Planning
Guidelines should be revised to re-emphasize the need to focus development on town
centres. Re-enforcing the sequential approach in planning frameworks in particular in
relation to the viability clause is key to revitalising neglected town centres. Implementing

14



stricter Retail Planning Guidelines, with reduced floor space to curb out of town
development.

Additional planning regulations reflecting the enhanced, revised guidelines will help ensure
that out of town developments are the exceptions, requiring a special sign off by An Bord
Pleanla.

New Urban design plans to emphasise quality and location of parking

facilities

Developing
adequate, well
positioned
accessible
parking spaces
is a vital part of
opening urban
spaces up to
visits.

A key attraction for people to visit towns is the urban fabric of the area
which blends historic buildings and new developments into an engaging
ambience. Developing adequate, well positioned accessible parking
spaces that lock into the existing framework of the town is a vital part of
opening urban spaces up to visits.

Urban design guidelines should place renewed focus on creating ease of

access parking spaces. Local Authorities should do an audit of their
existing parking infrastructure, its current state and develop plans to

maintain and advance them. The security of the car parks should be an integral component
of the audit and future plans.

People should be able to access towns with ease and feel that their cars are safe and
secure when they park them.

New Urban Design Framework

The unique architectural heritage of Irish Towns streetscapes and
shop fronts should be emphasized and protected in future
developments and refurbishments.

New developments should

also recognise the dramatically changing nature of retail

commerce where on-line purchasing has replaced physical retail
shopping in a number of areas. In the future shop space may be
increasingly used for measuring and assessing goods on display
rather than outright purchasing.

15

New designs
should also be
cognisant of greater
flexibility of use
with building space
being used for a
number of functions
not simply retail
space.



New designs should also be cognisant of greater flexibility of use with building space being
used for a multiplicity of functions not simply retail space. Town Centre development should
focus on the sequential approach with greater densities in town centre areas to enable
substantial developments projects unconstrained by overly burdensome planning rules that
do not reflect economic reality.

Strong Public Transport Links

The Rural Transport

Program (RTP) launched
in 2002 must be
developed and
enhanced to help build
stronger links between
rural hinterlands and
towns

Creating pedestrian friendly and easily accessible towns is

crucial

to

forming

environmentally

sustainable

towns.

Establishing expanded cycle paths throughout our towns road

network will help facilitate enhanced access. Public transport
links to towns through state subsidized connections and rural
transport links should be fully protected to enable ease of
access by residents in the hinterland. The Rural Transport
Program (RTP) launched in 2002 must be developed and

enhanced to help build stronger links between rural hinterlands and towns. This will help
reduce rural isolation and bolster visits to town centres. Funding to the RTP must be
increased to help achieve these aims.
Future residential development should be focused in the town centre area to allow ease of
access into the area through pedestrian and cycling links.

Empty Shops Initiative

The Empty Shops Initiative should be led by Town Teams (see
Keeping Main Street Busy) to ensure that units along the main
street of towns are effectively used. The Initiative should
earmark building space for new use to ensure that vacant units
do not continue to litter the townscape and match them with

The Empty Shops

Initiative should
earmark building
space for new use
to ensure that
vacant units do not
continue to litter
the townscape.

new groups or businesses expressing an interest in setting up.

Town Teams should draw up a publically available list of empty units in each town area.
Planning regulations on building space should be reduced to allow for greater flexibility in
usage. Demand for certain retail space may be permanently reduced due to the emergence
of on-line shopping as a serious competitor so planning rules should not reflect outdated
models and instead facilitate new, innovate usage.

16

Central Community Role in Development Plans

The Community
Council model
takes the best of
the old town
council structure,
applies it fairly
across the
country and
removes the
expense.

County Councils would designate Community Council Areas throughout

their local authority town areas replacing the old town council structure.
The Community Council structure should reflect the natural community
of an area with villages and towns having a single community council for
their area. Votes on specific issues such as a Local Area Plan, which
would be drafted by the Council, would then be submitted to a general
vote open to the entire community. The Community Council will also be
consulted to provide a submission upon any major planning permissions
within its area.

This structure would give a democratic avenue of engagement for the entire community to
play a central role in deciding the planning framework for the future of their communities.
The Community Council model takes the best elements of the old town council structure,
applies it fairly across the county and removes the expense. It draws on the deep well of
civic pride in Ireland and harnesses it to give local citizens a real voice in how their
community is shaped.

17

Keeping Main Street Busy

A lively, attractive and engaging main street is the very heart of a vibrant town. A distinctive
streetscape, attractive shop fronts, viable businesses and open accessible civic spaces
define the physical features of towns. However, the blight of rising vacancies, heavy burden
of planning regulation and inappropriate developments have scarred Irish towns and acted
as a deterrence to further businesses setting up and attracting shoppers. Our strategy for
transforming the current state of main streets throughout the country involves alleviating the
burden of undue regulation, updating urban design guidelines, re-imaging retail space use
and encouraging investments in urban renewal, transport links and civic spaces. Local
residents have to play a central role in shaping the future of their towns. Town Teams should
be charged with taking ownership of devising a plan to revamp

Create Town Teams to take ownership of Town Renewal Plans

Rural Economic Development Zones

Expanded Business Improvement Districts and new financial tools for

investment

Establish a national Market day to encourage business retail start-ups

Renewed emphasis on Cultural Events and activities

Re-Defining Landlord leases and responsibilities

A new role for NAMA and State Owned banks in their town centre properties

New IDA, Enterprise Ireland specialist unit for Rural Town Investment

18

Town Teams should be established in every town and focus on

making main streets accessible, attractive and safe.
A town team drawing on political, community group, business,
Garda and government department representatives should be
established across all Irish towns. These groups should be
tasked with drafting an economic plan encompassing a clear
timeframe to revitalise town centres. The Town Team should
be charged with a Red Tape Assessment of the burden of
regulation facing their towns. Government should reflect the

The Town Team

should be charged
with a Red Tape
Assessment of the
burden of
regulation facing
their towns.

report of the teams and prioritise main street deregulation in

efforts on freeing up red tape and allowing businesses greater flexibility in planning laws in
utilising space.

Businesses
can play an
active role in
rebuilding town
centres and
improving their
own revenue
streams.

Expanded Business Improvement Districts (BIDS) and

new financial tools for investment
Many Towns require substantial investment in their civic spaces and
transportation to breathe new life into them and attract businesses and
residents. The BID model was established in 2006 legislation and works
on the principal that the majority of businesses choose to establish a
BID in their area. Each business then contributes to the common good
of the district in question.

Using BIDS and Town teams to engage the business community creates opportunities for
investments in urban renewal and improvement projects. Community Infrastructure funds
can be set up to launch new projects such as investing in abandoned buildings or run down
public spaces. This allows Business to set up a voluntary fund with a clear project in mind to
invest in, co-ordinated by the Local Authority.
More innovative revenue streams such as tax increment financing can be use into the future
for major projects such as transport links bringing in greater numbers to towns. These are
effectively bond issued by the LA to fund substantial infrastructural projects that will enhance
the future tax stream of an area such as a Train station etc.

19

Establish a new National Market Day where budding shopkeepers

can try their hand at operating a low-cost retail business.
This is a simple measure for the Department of Enterprise to spearhead nationally. Focusing
attention on national day where people can set up stalls across town in Ireland will give an
opportunity for enterprising people to make an effort at setting up a business. The day can
also be used to incentivise and publicise small start-up businesses in towns through the
country.

Renewed Emphasis on Cultural Events and Activities

National events
such as Open
House nights
should be built
upon at a local level
with new twists and
ideas suited to each
locality.

Towns are important civic spaces and social hubs that provide a
forum for cultural events. Town Teams should fully utilise this role by
establishing theatre and street festivals that encourage people into
towns and build a distinct sense of place. National events such as
Open House nights should be built upon at a local level with new
twists and ideas suited to each locality. The unique heritage of each
area should be at the heart of an engaging, cultural space.

Re-Defining landlords roles and responsibilities

Creating a flexible framework for leases to ensure that agreements
do not constrain future businesses and place an onerous burden
upon businesses is vital to fostering a vibrant business atmosphere.
This should involve a contract of care between landlords and their
commercial tenants by supporting the use of flexible lease structures
especially for small businesses. The Town Teams should assist in
developing a clear leasing code that outlines the responsibilities and
duties of both parties in a town centre location.
The Government and Local Authorities should explore further
disincentives to prevent landlords from leaving units vacant either
through tax incentives or development levy and commercial rate
rebates where applicable.

20

This should
involve a contract of
care between
landlords and their
commercial tenants
by supporting the
use of flexible lease
structures
especially for small
businesses.

NAMA & Banks

The large property portfolio absorbed by the National Asset Management Agency (NAMA)
and held by state owned banks renders them vital to achieving a viable solution to the
problems blighting Irish towns. Close Co-Operation between town teams, banks, NAMA and
local authorities should underpin new imaginative efforts to fully utilise vacant properties held
as NAMA or Bank assets.
Use Business Improvement Districts, Town Teams and Local Authorities to work with NAMA
to ensure that Town Centre sites are developed as quickly as possible. Banks who own
empty property on the main street should either administer these assets to the benefit of the
towns or be required to sell them.

Local Authorities
Local authorities must be at the heart of future plans to drive
on the revitalisation of town centres. Aside from co-ordinating
efforts in Town Teams, financial incentives and investments
there are a number of immediate measures that Local
Authorities should take to address vacancy levels and
encourage greater footfall.
Local Authorities should make more proactive use of
Compulsory Purchase Order powers to encourage the
redevelopment of key main street retail space.

The government
should empower
local authorities to
step in when
landlords are
negligent with new
Empty Shop
Management
Orders.

The government should empower local authorities to step in when landlords are negligent
with new Empty Shop Management Orders.
Introduce a public register of town centre landlords to ensure there is greater transparency
and knowledge available to stakeholders over ownership. This will help develop future plans
for vacant buildings.

IDA Rural Investment Unit

Regional Foreign direct investment (FDI) investment has been severely skewered towards
Dublin and major cities. Based on recommendations from CEDRA the IDA & Enterprise
Ireland should jointly establish a new unit that will develop and pilot test an approach to
attracting and intensively supporting small scale sector appropriate FDI to small rural towns.

21



This Unit should have a steering committee made up of representative of IDA , Enterprise
Ireland and a representative of the County Council Managers. This will help re-balance
investment across the country in a sustainable manner.

22

Abolishing Upward Only Rents

The government must live up to its pre-election and Program for Government
promises to abolish upward only rent reviews. Fianna Fil has published legislation
that tackles the problem of upward only rent which is crippling businesses across the
country.
Fianna Fil published the Landlord and Tenant (Business
Leases Rent Review) Bill 2012 which was put before the
Oireachtas in March 2012 and remains to receive government
support. Fianna Fil has sought and received legal advice on
banning clauses in business leases providing for upward only
rents in a way that is compatible with constitutional law.
These leases, most of which were negotiated in different

The government
must live up to its
pre-election and
Program for
Government
promises to abolish
up ward only rent
reviews.

economic times, are strangling so many small and medium

sized businesses around the country. If we are serious about
supporting the SME sector and encouraging growth and job creation, we must free
businesses from the strangle-hold of exorbitant rents that no longer resemble market rates.
The Fianna Fil Bill recognises that upward only rent review clauses are a serious threat to
the survival of small businesses. It recognises that the protection and promotion of small
businesses is in the public interest to maintain jobs and the viability of the retail sector. It
recognises that leases with upward only rent review clauses were negotiated in a different
era. In these circumstances, the Fianna Fil legislation will overrule any provision in a lease
whereby rents can only be increased.
The absolute necessity for this legislation is evident in the recent closure of the iconic
Bewleys caf on Grafton street, Dublins prestige shopping district. The company stresstested 5,600 retail firms across the country, and found that 36% of them were showing signs
of business failure. High profile collapses of companys such as HMV and Blacktie heightens
the need for urgent action on addressing the underlying problems plaguing the retail sector.

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Creating Safe Towns

In order to attract greater levels of footfall on streets across Ireland and create open,
welcoming towns for all members of the community, problems with anti-social behaviour
have to be fully addressed. Providing monetary incentives for Local Authorities to compete to
receive awards for safety and act as an open forum for exchanging best practise in tackling
behavioural issues will help make towns safer.

Purple Flag Project across all Irish towns

Neighbourhood Watch Initiatives

Retained Garda Stations and on the ground Garda Presence.

Purple Flag Project

Similar to the Blue Flag given to outstanding clean beaches and
the Green Flag awarded to the most eco-friendly schools, the
Purple Flag is an accreditation scheme that honours excellence in
the appeal and management of a town or city centre area
between the hours of 5pm and 5am. The award is given by the
Town Management association.

The Purple Flag accreditation requires excellence in the area of

five criteria. The town centre that receives the award must score

Incentivising the
spread of the
project across the
country by
establishing a
reward pot that
will give a
financial boost to
local authorities
who receive the
award.

highly in wellbeing (safety and cleanliness), movement (traffic flow

and public transport), broad appeal (appeal for people of all ages and interests), place
(vitality and cultural stimulation), and policy envelope (clear aim). The final criterion is the
most important policy and planning. A Purple Flag designated centre must have a clear
sense of purpose and a plan for continued success

The Purple Flag initiative has had significant success in the UK and on a pilot basis has
achieved initial success in Ireland.

Dublin Citys Creative Quarter and Dame District

combined with Ennis, Co Clare as the first places in the Republic of Ireland to receive the
prestigious, international Purple Flag award.

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Incentivising the spread of the project across the country by establishing a reward pot that
will give a financial boost to local authorities who receive the award. Private Businesses
should be leveraged to promote the project and provide additional financial incentives. A
national league similar to the tidy town model should also be established and operated by
the Department of the Environment.

Neighbourhood Watch Initiatives

Creating

new

framework

to

help

encourage

neighbourhood watch schemes (NWS0 is an innovative

measure to help tackle crime amongst all residential
areas including town centre dwellers. An active vigilant
NWS can help ensure that people face safe in their
homes and anti-social behaviour in residential areas is

Establishing a
national
Neighbourhood
watch co-ordination
body would facilitate
best practise to be
exchanged and
shared.

curbed.

Establishing a national Neighbourhood watch co-ordination body would facilitate best

practise to be exchanged and shared with new ideas and communication methods capable
of being tested in different environments.

A national co-ordination body boards should

encompass civil service and Gardai buy into the project.

Support by Community Garda and ease of access to basic resources is vital to the effective
on the ground functioning of the NWS. Enhanced training for volunteers and IT facilities for
information and communications assistance can be provided by engaged Community
Garda. Funding should be channelled for major projects through the national body.

Garda Presence

are the physical

pillar of the
Gardai in the
community.
These stations
are inextricably
linked to the
areas they serve
and to the people
they were built to
protect.

Having a visible on the ground Garda Presence is a basic

service of the state. The recent closure of 140 Garda stations
in towns across Ireland and the whittling away of the force to
potentially below 13,000 jeopardises the safety of ordinary
citizens across the country.

The closure of Garda buildings and removal of the re-assuring

blue light on the local station represented a real blow to the
communities they served. The ties between communities and
the people who protect them are a crucial part of tackling

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crime and the roots of crime. Strong relationships with localities and the knowledge that
comes with that are the essence of good policing. Communities should know the local
Garda on the beat, based in the local station and appreciate the security that they represent.

Local Garda stations are an essential part of this process; they are the physical pillar of the
Garda in the community. These stations are inextricably linked to the areas they serve and
to the people they were built to protect.

Threats to further erode Garda numbers to dangerous lows of fewer than 13,000 as the
government whittles away the wage base will further undermine the capability of the force to
keep communities and towns safe.

It is imperative that in keeping towns safe and attractive to people that Garda stations are
kept open and Garda numbers retained.

26

Protecting Local Post Offices

The local post office lies at the heart of rural communities and towns. Its plays both an
economic role in providing social welfare payments and an immeasurably important social
link for residents in isolated areas. Within towns the Post Office draws people into the centre
and increase footfall that other shops benefit from. The spill over impact of post offices plays
an integral part in a vibrant town. Declining revenue and changing communications patterns
have threatened the viability of the post office network. This has been compounded by the
fact that the government has jeopardised the future of post offices which now lie under a
dark cloud of uncertainty.

Instead of diminishing the financial work that the Post Office network undertakes; Fianna Fil
proposes to enhance and expand An Posts financial services. Post Offices should become
a centre for all state payments and charges.

The only way for the Post Office network to survive and prosper is to expand the services it
carries out. While the contract with the Department of Social Protection for social welfare
payments is secure for the next two years, beyond that the future is uncertain. An Post must
present itself as a hub for a host of financial transactions in communities across the country
if its long-term future is to be guaranteed.

Expanding Post Office services so that it acts as a central office for state payments
and charges e.g. motor tax, local authority charges and hospital charges.

Shared community services and multi-purpose Post Offices

An Office for broadband access and printing facilities where the local community can
have affordable and easy access to broadband and printing services.

Expanding Post Office Services

In order to survive and flourish into the future Post offices must provide a broader range of
services. Fianna Fil believes that now is the time to enhance further the financial services
offered by An Post. Bank closures in rural areas of Ireland have become increasingly
common due to higher overheads resulting in bank customers not having access to local
financial services. This trend will increasingly result in a lack of financial inclusion for all
citizens of this state. The post office network should aim to fill that gap in the market as far
as is practicable. This would be best achieved if An Post was able to expand its current

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financial services and engage with all other banks active in the state to offer its offices for
further use. Fianna Fil believes this is a logical step. An Post, as a trusted brand, would be
in a prime position to offer a credible, accessible banking service across Ireland through our
existing banks.

We believe that the services provided at the post offices should be expanded to include the
ability to process a number of extra state payments including motor tax, local authority
charges and hospital charges. The integration of state payments into a central location such
as a post office which has a large geographical spread would provide citizens with an easily
accessible local location to make state payments. The transformation of the local post office
into a central state payments office would ease the making of these payments, increase
footfall to the post office and go some way in creating a more sustainable service.

Community Services and Multi-Purpose Post Offices

Broadening the role of Post Offices will be vital in securing their long term future and the
benefits towns derive from them. Fianna Fil views the comprehensive geographical cover of
the post office service as an extremely positive asset not only for An Post as a semi-state
company but also as a valuable resource for the state as a whole. In conjunction with An
Post the state should investigate the possible use of these offices, where appropriate, for
other state purposes. A feasibility study should be carried out on the local post offices which
are not operating at a high capacity to assess what further state services could be offered
from the office. The closure of rural Garda Stations has left many local communities feeling
vulnerable. An assessment should be made to see whether some post offices in rural areas
could become a shared state services office. The properties owned by An Post must be
seen as a state asset which could be used to reduce overheads of other state services and
consolidate the post office network.

An Office for Broadband Access and Printing Facilities

Their central position in towns and communities make Post Offices ideal for easy broadband
access and printing services. This will help expand the role of post offices across
communities and encourage greater footfall levels.

Many parts of rural Ireland still lag

behind in broadband provision resulting in a number of competitive challenges for rural

based companies and the community at large. Fianna Fil are proposing that where it is
practicable, the post office network should be equipped with broadband and printing facilities
which can be accessed by the local community at a low cost where the office space allows

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this. Providing both printing and broadband facilities in rural areas which have not yet gained
access to broadband will go some way in bridging the competitive gap in internet provision
between rural and urban Ireland. Public internet provision with printing facilities in post
offices would also help eliminate any technological gap in deprived urban areas and will also
provide an easily accessible service to the elderly. This proposal would increase footfall from
all sections of the community and will compliment both An Posts core business and its
emerging commercial activities.

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Conclusion
Irish Towns stand at a cross roads. They need clear decisive leadership and innovative
ideas to tackle the escalating problems of vacancy rates and failed businesses. The shock
closures of major retailers over the past few years have highlighted the scale of the
challenge. In this document Fianna Fil proposes innovative action across several areas to
help stop the rot and revitalise towns across Ireland.

Revamping the Commercial Rates System

Changing the Parking charges structure

New Urban Design, Strong Public Transport Links and Building Usage Strategy
Empty Shops Initiative

Changed Planning Laws to encourage Town Centre Developments

New cultural initiative to keep main streets busy

Abolished Upward Only Rent Reviews

Purple Flag Anti-Social Behaviour Strategy

New Community Engagement and Planning Strategy for towns

Expanded Use of Business Improvement Districts and New financial tools for
Local Authorities to invest in urban renewal

Specialist IDA, Enterprise Ireland Unit for regional foreign direct investment

Protecting and maintaining the local post office network

The time for action by the government is now before its too late to save the vitality of Irish
towns, the thousands of jobs located in them and the communities they serve.

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BARRY
COWEN TD

SPOKESPERSON ON ENVIRONMENT
AND LOCAL GOVERNMENT

0612

Dil Eireann, Teach Laighean

Srid Chill Dara, Baile tha Cliath 2 .
Email cowenconstituencyoffice@gmail.com