Streets Ahead Policy Paper

FIANNA FIL POLICY PAPER

J A N U A R Y 2 0 1 5

BARRY COWEN TDSPOKESPERSON ON ENVIRONMENT

AND LOCAL GOVERNMENT

Fighting for the future of Irish Towns

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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 ContentsExecutive 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

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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.

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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.

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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

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

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

Towns have always been the focal points of communities

serving not just their own residents but also the wider

rural hinterland surrounding

them.

Strong local businesses create

employment, invest in the civic amenities of the

town, provide revenue for local authorities and sponsor local

community groups.

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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.

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.

People should be safe and

welcome on the streets of their towns at

all times

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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 Planning Laws to encourage Town Centre developments

New cultural initiatives to keep main streets busy

Abolishing Upward only Rent Reviews



Expanded Use of Business Improvement Districts and new financial tools for


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.

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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

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.

establish a revamped system

that creates breathing space for companies in financial difficulty and incentivises new businesses

to set up in towns.

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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

incentive for innovative retailers to set up shop and create

local jobs.

Introduce an inability to pay clause in the commercial rates system to give breathing space to struggling businesses.

A specific inability to pay clause should be introduced via an

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.

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.

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.

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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

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.

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.

Effective self-assessment will speed up the process and help businesses that

bear a disproportionate burden of local

government finance.

.the efficient utilisation of space

will help reduce rent levels, remove

unsightly abandoned shop

fronts along streetscapes and

help create greater footfall.

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Commercial Rates Surcharge on Out of Town Shopping Centres

In order to balance out the financial costs of incentivising

new business with a rate relief a special commercial rates

surcharge will be levied on out of town centre shopping

centres. This surcharge will also encourage businesses to

locate in environmentally and socially sustainable town

centres rather than drive to only out of town facilities. The

additional charge will reflect the parking advantages

enjoyed by out of town centre developments. A similar

charge has been implemented in Northern Ireland from

April 2012 with the introduction of the so called Robin

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

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.

.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

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New Parking Charges Structure

Review of Parking Fee structure in Out of Town Centre Developments

New graded parking fee structure and payment methods

Special Parking offers to encourage town centre visits

Parking Cost League

One of the major issues undermining the vitality and

viability of Irish towns is the burden of hefty parking

charges on town centres in contrast to their cheap or

free alternatives in out of town shopping centres. The

additional costs of parking, wide variations between

local authorities, expensive fees imposed for

overstaying allotted times and the dreaded prospect of

clamping have all combined to deter people from

shopping in towns. Local Authorities have grown

accustomed to using parking charges solely as revenue

raising mechanism rather than viewing them as an

impediment to business. In effect parking charges are

an additional cost to customers, penalising them for

shopping in towns.

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.

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

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.

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New graded parking fee structure and payment methods

The current system of the standard rate per hour and need for coins is an on-going

inconvenience for customers that discourages short term visits to

towns.

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.

Essentially the focus

should be on taking the

hassle out of quick

shopping trip into town.

Flexibility and incentives to attract people

back into towns must be at the heart of Local

Authorities parking

strategies.

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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.

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

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.

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.

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.

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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


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

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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

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.

Developing adequate, well

positioned accessible

parking spaces is a vital part of opening urban spaces up to

visits.

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.

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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

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.


The Empty Shops Initiative should be led by Town Teams (see

Keeping Main Street Busy) to ensure that units along the main

street of towns are effectively used. The Initiative should

earmark building space for new use to ensure that vacant units

do not continue to litter the townscape and match them with

new groups or businesses expressing an interest in setting up.

Town Teams should draw up a publically available list of empty units in each town area.

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.

The Empty Shops Initiative should earmark building

space for new use to ensure that

vacant units do not continue to litter the townscape.

The Rural Transport Program (RTP) launched

in 2002 must be developed and

enhanced to help build stronger links between rural hinterlands and

towns

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Central Community Role in Development Plans

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.

The Community Council model

takes the best of the old town

council structure, applies it fairly

across the country and removes the expense.

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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

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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

report of the teams and prioritise main street deregulation in

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

utilising space.

Expanded Business Improvement Districts (BIDS) and new financial tools for investment

Many Towns require substantial investment in their civic spaces and

transportation to breathe new life into them and attract businesses and

residents. The BID model was established in 2006 legislation and works

on the principal that the majority of businesses choose to establish a

BID in their area. Each business then contributes to the common good

of the district in question.

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.

The Town Team should be charged

with a Red Tape Assessment of the

burden of regulation facing

their towns.

Businesses can play an

active role in rebuilding town

centres and improving their

own revenue streams.

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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

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.

National events such as Open House nights

should be built upon at a local level with new twists and ideas suited to each

locality.

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.

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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.

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.

The government should empower

local authorities to step in when landlords are

negligent with new Empty Shop Management

Orders.

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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.

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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

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 stress-

tested 5,600 retail firms across the country, and found that 36% of them were showing signs

of business failure. High profile collapses of companys such as HMV and Blacktie heightens

the need for urgent action on addressing the underlying problems plaguing the retail sector.

The government must live up to its pre-election and

Program for Government

promises to abolish up ward only rent

reviews.

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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

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.

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.

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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 a new framework to help encourage

neighbourhood watch schemes (NWS0 is an innovative

measure to help tackle crime amongst all residential

areas including town centre dwellers. An active vigilant

NWS can help ensure that people face safe in their

homes and anti-social behaviour in residential areas is

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 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

Establishing a national

Neighbourhood watch co-ordination body would facilitate best practise to be

exchanged and shared.

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.

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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.

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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 OfficesBroadening 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




Changed Planning Laws to encourage Town Centre Developments

New cultural initiative to keep main streets busy

Abolished Upward Only Rent Reviews



Expanded Use of Business Improvement Districts and New financial tools for


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.

BARRY COWEN TDSPOKESPERSON ON ENVIRONMENTAND LOCAL GOVERNMENT

Dil Eireann, Teach LaigheanSrid Chill Dara, Baile tha Cliath 2 .Email [email protected]

0612

Streets Ahead Policy Paper

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Transcript of Streets Ahead Policy Paper