Chapter 9 City Centre / Areas Based
9.1 Aim, Context and Strategy
9.2 City Centre
9.3 Salthill
9.4 Village Envelopes
9.5 Ardaun Corridor
9.6 Murroogh
9.7 Specific Objectives
Aim
To ensure the protection and enhancement of the specific roles or characteristics of areas, which contribute to the overall vitality and diversity of the Galway City. To ensure the delivery of integrated sustainable development in new development areas within the city through the implementation of Local Area Plans.
Context
There are areas in Galway, both existing and proposed where it is appropriate to have specific area based policies. Within Galway City there are areas which have definite functions or characteristics that give them a distinctiveness that can contribute to the economic vitality, the quality of living environment and diversity of the overall city. The city center is one of these areas and is the prime commercial and tourist hub of the city. In the last ten years it has experienced an increase in vitality and residential population. In spite of this there are still areas within city centre that would benefit from economic and visual improvements. It is recognised that in order to enhance and strengthen the city centres role as the prime commercial and tourist hub, specific policies and development objectives are required.
Salthill is another distinctive area which has a major role as a leisure, recreation and coastal amenity area for the city and is a service centre for the surrounding residential neighbourhood. In recent years the Salthill area has experienced increased growth with the development of apartments and recreational/tourist facilities. It is recognised that in order to protect and strengthen the area’s role, area based policies and development objectives are required.
The city contains a number of village clusters, which contribute to its diverse character.
Opportunities exist for enhancement of these villages by the provision of facilities and appropriate development which would benefit each village and the overall city.
Additional lands within the city are required to provide for the increase in population. The development plan includes for the settlement strategy as recommended by GTPS which includes for the development of the Ardaun Corridor in conjunction with Galway County Council. It is anticipated that the Ardaun corridor will become a new, self sufficient, public transport served corridor. It is recognised that in order to create a sustainable living environment and an integrated public transport corridor a specific area plan will be required. This approach has also been adopted for Murroogh where there is an opportunity for the provision of recreational facilities, mixed use development and a new residential neighbourhood.
Strategy
• Protect and enhance areas in the city with specific functions or characteristics through area-based policies and specific guidelines and standards.
• Ensure the integrated, sustainable development of the Ardaun Corridor and Murroogh by the implementation of Local Area Plans.
In the last ten years the city centre has experienced increased economic activity, coupled with improvements in the quality of the public realm. Much of this is due to the implementation of strong planning policies and the catalyst of urban renewal schemes which preserved the primacy of the city centre. These changes have contributed to giving the city centre a positive image as a place to live, carry out business and visit. They have also maintained its role as the dominant area for high order shopping, tourist and cultural facilities.
Fig 9.1 City Centre Area
The large increase in the number of restaurants licensed premises and tourist-related uses in areas such as Quay Street and Cross Street has contributed to the vitality and atmosphere of the city centre. A mix of uses is an important element in maintaining the city’s vitality and diversity. The Council will ensure therefore that this diversity is maintained and that no single use dominates.
Previous development plan policies have encouraged an increase in residential population in the city centre. This has resulted in a range of innovative residential units and has contributed to the increase in vitality. In order to ensure the city centre maintains and increases its role as a living environment, the Council will require all new development in the city centre to provide a residential content.
With pressure for development there is a need to ensure that the urban form and design of the city is respected. The city centre core derives a strong urban design context from its medieval legacy. High quality design which has regard to this context is essential to protect and enhance the character of the city centre. Where appropriate the following specific design elements when adhered to in new infill developments can contribute to visually strengthening the city core and maintaining its character:
• Continuous unbroken buildings lines,
• Narrow plot sizes,
• Stone/painted plaster finishes,
• Varying building heights with no regular pattern,
• Steeply pitched roofs,
• Strong corners and sharp gables,
• Diversity of building styles,
• Timber windows,
• Shopfronts reflecting the character and plot size of the building.
While varying building heights and diversity of new and old building styles are a characteristic of the city centre streetscape, the overall scale of buildings in the city centre core is relatively consistent. Previous development plans have adopted policies in relation to density which have contributed to the protection of the character of the city centre. In order to maintain this character the Council will require that new developments will retain similar density standards in this development plan. On certain key sites within the city it is recognised that a higher plot ratio may contribute to a higher quality of urban design or urban regeneration.
The increase in development in the city centre has led to pressure on the archaeological heritage, protected structures and historic streetscape. Policies for the protection of the city’s archaeological heritage and protected structure are contained in Chapter 7. Five areas in the city are designated Architectural Conservation Areas. This designation requires a management plan to be implemented for these five areas. These plans will include for a management approach to the public realm, which will be required to be implemented by the Council. They will lead not only to the protection of the area’s character but also to the enhancement of its visual amenity and economic value. These plans will further detail the design requirements for new developments and for the refurbishment of properties in these five areas.
While previous planning policies have been very successful in enhancing the role of the city, there are now further opportunities for the expansion, improvement and regeneration of the city centre.
Fig 9.2 Ceannt Station Area
Ceannt Station Area: Galway city centre has a significant function as a high order goods retail centre for the region. The limited availability of sites and low rates of vacancy indicates a need for additional retail floor space. The retail strategy recommends that this should be provided in a sequential manner within the city centre area. The strategy highlights the Ceannt Station area as an opportunity to provide this additional floor space. There is an opportunity to provide in this area a mixed use development with direct links to the existing shopping areas, an integrated transportation interchange and a new city center residential community. The Council will encourage and facilitate the development of this area in an integrated, sustainable and sequential manner. The retail strategy also identifies the commercial area of the Headford Road (southern side) as having potential for satisfying an additional quantum for retail space in a sequential manner, without adversely effecting the overall function of the city centre or the development of the Ceannt Station area.
Fig 9.3 Part of Harbour Area
The Harbour Area: The Harbour area has a legacy of port related industry which can be re-accommodated in the new harbour area to the east. Opportunity exists for the expansion of the city centre’s leisure, cultural and recreational facilities by the regeneration of part of the Harbour area. This area could provide an innovative mixed-use development, which could also provide for new residential communities. The area has potential for some commercial development without adversely affecting the overall function of the city centre. The nature of the site on the waterfront generates great potential for the use of innovative architecture and landmark buildings. Given the significance of the area, an overall plan will be required to be agreed in advance of any redevelopment. The Council will encourage and facilitate the development of this section of the Harbour area.
With the pedestrianisation scheme and the river walkway scheme, the quality of civic spaces in the city centre has improved greatly. This will be further enhanced by the Eyre Square Enhancement Scheme. There is now opportunity for environmental improvements to additional civic spaces in the centre including Woodquay and Bowling Green.
Fig.9.4 Woodquay
Woodquay: Woodquay has a strong historical legacy which include use as a potato market. Planning policies have contributed to the area retaining a strong residential content. Increased traffic pressure and disorganised parking have detracted from the civic and residential amenity of the area. There are opportunities for improvement in the areas civic quality. This would also improve residential amenity and create linkages with the city centre core and the Headford Road commercial area.The Council proposes to carry out a civic improvement scheme for Woodquay in conjunction with the public. The aim of the scheme will be to improve the civic quality and residential amenity of the area through improvements in traffic management, the parking regime and in the public realm.
Fig.9.5 Bowling Green
Bowling Green: Bowling Green is adjacent to the St. Nicholas Church area and Abbeygate Street. It contains attractive turn of the century two storey terraced housing including the Nora Barnacle House. Due to increased traffic pressure, the lack of footpaths and irregular boundaries the area has a low quality pedestrian environment. There are opportunities for improved movement for pedestrians through Bowling Green which will facilitate linkages with the St. Nicholas Church area and Woodquay. This will improve the residential amenity of the area. The Council will carry out an improvement scheme in conjunction with the public which will include traffic calming measures and improvement in the public realm.
Policy no. 9.1 City Centre
• Maintain and enhance the role of the city centre as the dominant commercial area of the city.
• Encourage the expansion of the city centre into land adjacent to Ceannt Station.
• Control the proliferation of uses which could lead to the deterioration of retailing on the principal shopping streets.
• Control the negative impact caused by dominance, due to proliferation or scale, of particular uses.
• Encourage a living city by requiring a residential content in new developments.
• Maintain and enhance the environmental quality of the city centre with the overall aim of ensuring an attractive user-friendly environment.
• Ensure new developments complement the character of the city centre by the use of specific design elements.
• Facilitate the redevelopment of part of the Harbour area for residential, leisure and specific commercial uses.
• Improve the public realm and residential amenities of Woodquay and Bowling Green by the implementation of improvement schemes.
Salthill plays a major role as a leisure, recreation and coastal amenity area for the city and acts as a service centre for the surrounding residential area. Since the period of the last development plan, planning policies and urban renewal schemes have contributed to increased development in the area. Salthill has experienced an increase in the development of apartments, commercial and tourist facilities, such as the Altantaquarium and Tourist Office. The area has also benefited from enhancement in the public realm with improvements to Toft Park, the Promenade and to the Grattan Beach Area.
It is the policy of the Council to enhance the role of Salthill as a leisure, recreation and coastal amenity area by encouraging high quality tourist and mixed-use development. The Council will discourage the spread of uses which would lead to the deterioration of the attractiveness and amenity value of the area. The Council will further enhance the amenity value of the area by the continued development and upgrading of Toft Park for recreational use. It is an objective of the Galway City Council Parks/Amenities Strategy 2002-2006 to optimise the appropriate development and management of coastal amenity sites including beaches within the city. The implementation of this strategy, along with improvements in bathing water quality resulting from the benefits of the Mutton Island Treatment Plant will advance the achievement of Blue Flag status for the Salthill Area.
Fig 9.6 Salthill Area
Policy no. 9.3 Salthill
• Enhance Salthill’s role as a leisure, recreation and coastal amenity area for the city and service centre for the surrounding residential neighbourhoods.
• Continue to improve the recreational quality of the area by the implementation of
environmental and coastal improvement schemes.
• Ensure high quality in the design of new developments which has regard to its context.
Galway has retained a number of village settlements within the city. These are Menlough, Castlegar, Coolagh-Briarhill and Coolagh-Menlough. These villages have a historic pattern of development and have opportunities for sensitive infill development. It is Council policy to allow housing and limited local services or community facilities where they contribute to enhancing the area’s character.
Fig 9.7. Menlough
The largest of these settlements is Menlough. The village and environs have a distinct character which derives from its location on the Corrib, its historical pattern of development and its vernacular buildings. The area has significant natural environments including the Lough Corrib cSAC, Menlough Woods and the limestone pavement and turlough of Coollagh Hill. The area has a rich built heritage which includes a ‘clachan’ settlement pattern and contains five thatched cottages which are protected structures. Menlough Castle is adjacent to the village and has potential for restoration and for development of cultural/recreational amenities.
While the area still maintains a distinct character it has potential for an increase in amenity and recreation facilities making it a valuable resource for the city. Potential also exists for community facilities, for limited commercial development serving the area and for improvements to the built environment through conservation and high quality new development. In recognition of this the Council will carry out, in conjunction with local residents, a local plan which will have the aim to conserve and improve the distinct quality of Menlough and explore the potential of the facilities of the area as a major asset to the city.
Policy no. 9.4 Village Envelopes
• Strengthen the character of specified villages through encouraging appropriate development.
• Protect and enhance the character and amenity of Menlough and prepare a local plan for the area.
In November 2003 the Council adopted the settlement strategy as recommended by the Galway Transportation and Planning Study (GTPS). The GTPS selected the Ardaun area as the location for a new self sufficient, public transport served corridor – the corridor. The corridor is located to the east of the city and approximately 30 % of the corridor is contained within the city with the balance in the county area. The concentration of development, in this area maximises opportunities for achieving mixed-use development, in order to reduce the need travel. Focusing development within a self-contained corridor means that it is possible to incorporate a dedicated public transport system for Ardaun.It is anticipated that the Ardaun Corridor will support a range of land uses as well as housing, retail, employment, school and leisure facilities.
To facilitate the development of the Ardaun Corridor the Council in conjunction with Galway County Council, will prepare an overall Local Area Plan. The aim of the plan will be to provide a development strategy which will contribute to the integration of land uses, transport and the natural environment to create a sustainable living environment. It is envisaged that the development of the Ardaun Corridor will be carried out on a phased basis to ensure an integrated approach between the phasing of housing, transport, services, community and recreation facilities.
Fig. 9.8 Arduan
Policy no. 9.5 Ardaun
In conjunction with Galway County Council, prepare a Local Area Plan for the overall Ardaun Corridor which will facilitate the creation of a sustainable living and working environment and an integrated public transport corridor.
Murroogh is an extensive area of semi-natural environment adjacent to developed areas east of the city, including Renmore, Ballybaan and Doughiska. The lands at Murroogh have the distinction of being of substantial size (40 hectares) and located adjacent to the coastline, which is defined by a variety of features including cliffs, beach and rocky shoreline. The area has direct pedestrian links to Ballyloughaun Beach to the west and possibilities exist for coastal walks to Oranmore, to the east. The railway line and land reserved for a possible quality bus corridor forms the northern demarcation of the lands. There is also road and pedestrian access from Ballyloughaun Road and Murroogh Road.
Given the rapid expansion of the residential development in the east of the city and having regard to the future development of the Ardaun Corridor, there is now a demand for coastal and recreation facilities on the eastside of the city. This demand is further increased by the current imbalance of coastal amenity/recreational facilities in the city with the bulk of these facilities, Salthill and Silver Strand being located on the westside of the city. The Murroogh area offers potential for the provision of coastal and recreation facilities. Given the possibility of good public transport links there is also the opportunity for mixed use development for a portion of the area. Mixed-use development would contribute to the vitality of the area and provide a new residential neighbourhood.
Fig. 9.9 Murroogh
In recognition of this, the Council will require a Local Area Plan to be prepared for the Murroogh area. The aim of the plan is to ensure the reservation of a substantial bank of band for recreational purposes. The plan will allow for mixed-use development which will maximize the development of recreation facilities and will create a vibrant area with efficient public transport links to the rest of the city. The plan will integrate with the amenity proposals for Ballyloughaun Beach. In order to achieve the necessary recreational facilities, two thirds of the area will be reserved for this purpose.
Policy no. 9.6 Murroogh
• To develop the Murroogh area in accordance with a Local Area Plan which will reserve a substantial bank of land for recreational purposes, allow for public access and allow for mixed use development which will create a sustainable neighbourhood and maximise the development of recreation facilities.
City Centre
• Prepare an improvement scheme for the Woodquay area.
• Prepare an improvement scheme for the Bowling Green Area.
Short Term
• Continue to develop and upgrade Toft Park for recreational use including the continuation of the existing access road to the rear of the park if necessary.
Long Term
• Develop the walkway from South Park to Blackrock with the option to Silver strand depending on the Coastal Protection Scheme.
• Upgrade the facilities on all Salthill beaches and include, where appropriate outdoor/indoor showers, changing facilities, baby changing facilities and coastal protection measures.
• Restore Salthill Park as a traditional Victorian seaside park.
• Complete development of Grattan Beach and link it into the walkway to South Park.
• Upgrade access for swimmers and increase accessibility for the aged and disability groups.
Village Envelopes
• Prepare a local plan for the Menlough area. This will include design guidelines for new development, conservation guidelines for renovation of existing buildings and their cartilages and explore the amenity potential of the facilities of the area.
• Facilitate the restoration of Menlough Castle to allow for new uses, in particular
cultural/recreation uses, compatible with restoration of the building.
Ardaun
• In conjunction with Galway County Council, commence preparation of an prepare an overall Local Area Plan for the Arduan Corridor in 2005.
Murroogh
• Facilitate the commencement of preparation of a Local Area Plan for Murroogh in 2005.