Strandhill TRS by HarisKaspa

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									                                        Strandhill
                                     Sligo County Council




Town Renewal Scheme 1999
Prepared by the National Building Agency Ltd for Sligo County Council
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1. Historical Background and Urban Morphology
The first signs of settlement directly surrounding the town of Strandhill (Leathros- half headland)
may be dated as far back as the Megalithic period (dating back to 40000 BC). Evidence of settlers
at this time is marked by the presence of a megalithic tomb that can be found just outside the vil-
lage and legend has it that Maebh of Connaught, who is a noted figure in Irish mythology, is buried
in the cairn on the top of Knocknarea, above Strandhill. This is situated in the centre of a major
megalithic burial site.

The remains of three raths or ringforts may also be found within the village suggesting the area was
inhabited during the early Christinan Period (500-1000 A.D).

During the Jacobite struggle, in the late 16th century, the wife and family of Alexander Irwin of
Tangero were imprisoned in a “fort” at Strandhill of which there is little evidence today.

Between 1816 and 1835 thousands of acres of land surrounding and including the village, was sub-
ject to marine deposition as sand engulfed the village and its surroundings, forcing the population
to flee to the slopes of the Knocknarea. As evident from the 1837 Ordnance Survey Map, the
structure and extent of settlement was significantly different from today, with much of the western
part of the village in the vicinity of today’s strand and waterfront area covered in sand. The 1837
O.S map indicates ‘blowing sands’ over much of this area. There is a random pattern of small cot-
tages and farms in the immediate lands adjoining these sand dunes, however the village itself has
not developed but for a small concentration of roadside buildings south in the townland of Carrow-
bunnaun and northeast in the townland of Killaspugbrone. These settlement areas are immediately
north and south of what is today’s main junction in the village – the Buenos Ayres Drive.

In 1837 the centre of the town was located at the crosing of the Burmah road and Top road as ex-
pansion to the West was restricted by a large area of marshland upon which the present town centre
is situated.

The building of the church of St Anne’s was completed in 1843 re-establishing the town’s promi-
nent location on the coast and expanding the town centre to the East. Kilgannon described it in
1926, as a pleasant building from an architectural point of view picturesquely situated on the east-
ern side.

Present day Strandhill owes its development to a Mr. Murrow whom in the late 19th century pur-
chased and developed the property of Strandhill. Upon building a modest dwelling for himself and
his family he established a large stretch of road from his house to the seafront. It is this road named
Buenos Ayres Drive that formed the basis for the linear development pattern that characterises the
village of today. Although the road was constructed in 1835, evidence from historic maps suggests
that it failed to attract development until some time after 1911. The O.S map from 1911, shows
that the village remained somewhat fragmented at this time, with development distributed some-
what randomly along the main road to Sligo, with St. Anne’s Church defining its northern and east-
ern boundary, and leading southwards there is evidence of cottages, then a Post Office adjacent to
other dwellings, the site of Seaview House on Buenos Ayres Drive, south again to the Strandhill
School and further south to include additional housing development. It is an interesting and some-
what fragmented pattern of development that is not very typical of the Irish village.

By the mid 1920s a number of hotels and a new church had been built along the road and by the
turn of the decade the area was a popular and developing seaside resort.
In the intervening period to today, the village has seen significant consolidation and infill along its
original linear structure, though the village retains this basic structure, which provides interesting
opportunities for further consolidation.


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2. Role of the Village in the County/Region
Strandhill is a seaside village situated on the Coolera Peninsular, at the foot of the Knocknarea
Mountains in an area of land that is situated between Sligo Harbour and Ballysodare Bay. The vil-
lage is situated on the R292 – a coastal road that links Ballysodare via Strandhill to Sligo, approxi-
mately 8km away. North of the village, is the Sligo Regional Airport, providing flights to Dublin
and the rest of the country.

Its proximity to Sligo ensures it as a residential base for persons working there. In the census period
1991-96, the village has experienced a significant rise in its population, by over 16%, in a period
when the county only experienced a rise of less than 2%. The Strandhill estimate a modest popula-
tion growth of 7% per annum over the next few years.




Table 1: Total population 1991-1996


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Figure 1: 1837 Map of Strandhill




Figure 2: 1910 Map of Strandhill



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Source: Central Statistics Office, Census of Population 1996
Town, County, State      Total population           Total population            % change
                         1991                       1996                        91-96
                         persons                    persons
Strandhill               654                        764                         16.8%
Sligo County             54,756                     55,821                      1.9%
State                    3,525,719                  3,626,087                   2.8%


Aside from its residential role, the village has a strong tourism role that has developed from its sea-
side location – its expansive shoreline and beach. This association with the sea, with strong Atlantic
surf, has developed the area’s reputation nationally as a location for body-boarding, surfing and surf-
canoeing. Maeve’s Cairn and the megalithic tombs on the top of Knocknarea Hill and north of the
village, in addition to its numerous caves also provide a tourist attraction to Strandhill. There are a
number of tourist facilities in the village, including a golf course, horseback riding, a campsite, nu-
merous bed and breakfast establishments, cafes and a surf shop (where watersports equipment can be
rented). The Strandhill Community Organisation estimate that at least 10% of all residential units in
the village have seasonal occupancy only.
There is no industry in the village or in close proximity to it, reinforcing its role as a residential base
and tourism spot in the county. The community have plans for marketing and developing tourism




and heritage in the area, so as to promote its holiday and recreational role through a number of
mechanisms.

3. Analysis of Village Structure
A Land Use Map is shown on Figure 3 and this shows the existing built up form of Strandhill. In
addition, the Circulation Pattern within the village is highlighted on Sketch A. The principle road
network consists of the R292 that runs from south – northeast, known locally as the Top Road.
From this two roads - the Burmah and Buenos Ayres/Shore Road - run westwards towards the sea
and the former links onto the latter at a point mid-way between its junction with the R292 and the
coast. This provides the essential structure of the village, which forms a roughly linear pattern along
this road network, though some in-depth development has taken place in the form of smaller housing
estates throughout the village.

The predominant land use in the village is residential. There are three small areas of commercialde-
velopment:
              (1) Along the Top Road (R292), particularly in
              the vicinity of Buneos Ayres Drive.
              (2) At the junction of the Burmah Road and
                   Buenos Ayres Drive, and
              (3) At the seafront.

The main public/institutional lands in the village are situated
near the second of these area and include the Catholic Church
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and national school a little further south. The seafront is a main focus of attraction in the village and
the area along the R292 is one of the oldest parts of the traditional village in the early-mid twentieth
century. There is no clear centre or focus to the village and all three of these areas compete to a de-
gree for this role.

Substantial village expansion is restricted on the western side of the village by the presence of the
golf links south of Buenos Ayres Road. Some development can take place north of the Buenos
Ayres Road, though is restricted currently by the existence of a soccer pitch and further north by a
coniferous plantation. The eastern expansion of the village is restricted by the presence of the
Knocknarea Hill and its foothills. These are influencing factors in the future structure of the village
and in the concentration of future commercial development which will need to serve these areas.

The seafront area attracts many visitors to Strandhill and commercial services and facilties have been
and continue to be developed to serve their needs – with café, pub, B&B, sweet shops and a surf
shop in the immediate area. There is room however to expand and consolidate this area with the ex-
pansion of such facilities. However, the long term residential development will take place further
east of this area and it is considered unwise to concentrate shopping and other facilities on a cul-de-
sac in this area, as it would only further congest this area, especially on fine weather days when day
trippers and holiday makers visit the area. Another access road immediately north of and parallel to
the Buenos Ayres Drive could alleviate this situation and provide the necessary framework for con-
solidating development in this area, while respecting its intrinsic environmental quality further north.

In addition to providing for the necessary commercial expansion of the village by the seafront, it is
also necessary therefore to provide for additional commercial expansion of the area along the R292,
as this is the most significant transport route in the village, providing convenient and good access
within the village. In addition to the housing developments recently constructed along this route in
the village, there are also plans for significant residential development immediately west of this
road, between it and the Golf Club access road and south of Buenos Ayres Drive. This will help
consolidate the village, but it will be necessary to provide services and facilities in the area to serve
their needs. The result of this analysis, is that a bi-nodal strategy is proposed for the future commer-
cial functioning of the village.

The Strandhill Community Organisation believe that the village and the general area, lacks a library,
facilities for youth, indoor sports facilities and facilities for meetings and training. One of many ob-
jectives of the community organization is to develop beach sports in Strandhill, including surfing,
canoe surfing, wind surfing, body surfing, boogy boarding, water skiing, wave jumping and long-
boarding.

Specific businesses that the community organization wish to target into Strandhill, include a petrol
service station, a hairdressing salon, video rental and greater variety in terms of retail outlets, restau-
rants and food outlets.


4. Infrastructural Assessment
Strandhill’s water supply is served by the Lough Gill Regional Supply. This scheme was extended
and upgraded in the past two years and has the capacity to serve a population of up to 5,000.

The existing sewerage treatment system consists of an oxidation ditch aeration system which has the
capacity to deal with a population equivalent of 1,500. The system provides for a second phase that
could cater for a further 1,500.

Roads are generally to a good standard. Footpaths along Shore Road are in need of upgrading and
they are lacking along Buenos Ayres Drive. The existing road network serving the beach and water-
front area is a cul-de-sac that experiences congestion on busy fine summer days. A new road imme-

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diately north of and parallel to the Shore linked on this roads western end could alleviate this pres-
sure and provide the structure for a more consolidated urban form in this area.

The Strandhill Community Organisation have identified a number of ‘danger points’ relating to the
road safety in the village and have made proposals for the following –
          A school drop-off zone, incorporating a mini-roundabout in front of school;
        • Improvements to the Burmah – Top Road junction with new roundabout;
        • New traffic routing to and from the beach via the provision of a new back road and the
          incorporation of a one-way traffic system along Shore Road and this new road.

Sections of the R292, the road serving the village, are identified in the current Development Plan for
realignment, thereby improving the village’s general accessibility.


5. Townscape Appraisal
The topography of the village rises gradually from the sea giving way to strong views of the sea-
scape. The landscape continues to rise and the foothills of Knocknarea provide a strong backdrop to
the village. The village lies between these two strong landscape elements – the hillside and the coast
and its littoral lands. These lands are of great environmental importance and include an extensive
system of dunes and a coniferous woodland
area. Other environmental parameters in the
village environs are limited to a few strong
tree groups near the junction of R292 and
Buenos Ayres Drive in the grounds of
Seaview House and also near its junction
with the Burmah Road.

Although some of the building fabric along
the western side of Buenos Ayres Drive and
along the R292 dates from the nineteenth
century, much of the intervening buildings
date from the late twentieth century. Most
of the buildings in the village are detached
and some are semi-detached, therefore there
are no noteworthy terrace developments.
Another aspect of the building form is that
there is a continual mix in building heights,
and this, together with the varying setbacks
or deviations in building lines and some sig-
nificant infill sites creates a general weak-
ness in the village’s streetscapes. Some re-
cent improvements in the village’s develop-
ment have made an effort to improve this
element and there is a good example of two
storey residential development along Bue-
nos Ayres Road, which provides car parking
to the rear, screened behind the building
form. In addition, this development pro-
vides gable elements in the façade, together
with chimneys, balconies, pedestrian access
points and the introduction of colour which
all contribute to enliven the streetscape.

In contrast, there are other elements of the
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townscape, which are less positive. The seafront development
has a weak development form consisting of some single storey
buildings and infill gaps alongside two storey developments.
This creates a fragmented development pattern which is visu-
ally weak. The large area of car parking to the front of this,
creates a large expanse of paved area that could also be en-
hanced. The width of this area overlooking the seafront could
be significantly improved with the development of a continuous
building line with two storey developments and this would
frame the public space to the front.

Another significant weakness in the townscape is the area of
public car parking on the Shore Road - a large expanse of tar-
mac that creates an exposed and desolate appearance and a void
in the streetscape. The area would benefit with a new building
line along its front so as to screen the car parking to the rear.

The village and its immediate environs display numerous small, single storey cottages, though most
of these lie derelict or in need of significant refurbishment. One of these cottages on the outskirts of
the village, known as Dolly’s Cottage, is an attractive thatched dwelling that has been adapted as a
small folk museum and craft centre. These cottages contrast significantly with the more suburban
style development that the village has experienced in recent decades.

The wirescape in the vicinity of the seafront has been greatly improved with the provision of wires
underground. This area has also been the focus of decorative lighting, a sculpture and paving with
stone setts which have generally enhance the area.

A small infill site close to the waterfront on the Buenos Ayres Road/Shore Road was the focus of the
local communities efforts to improve the visual appearance of the area as a small public square or
park. The site has attractive stonework on front wall and incorporated into its rear wall. This small
civic space also has picnic tables that are protected by the sea winds, however given the proximity of
other open space areas in this area, this site has the strong potential for redevelopment so as to create
a strong building line on the street front.

Some landscaping improvements have been made to the Burmah Road, however there is a poor defi-
nition to road edges and verges along the R292. The footpaths along the northern edge of the Shore-
Road, west of the northern access route off this road, is in poor physical condition and in need of
improvement.




6. Consultation
Public consultation for the Strandhill TRS Plan consisted of the following main elements:

    •   A public advertisement in the Sligo Champion newspaper so as to inform interested parties,
        local community groups, resident associations, special interest groups, individual property
        owners or other individuals to make submissions regarding areas, sites or buildings to be
        considered for inclusion in the plan.

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    •   In addition, a meeting took place between the planning team and the public informing them
        of the nature and scope of the scheme (November 20th, 1999). This was followed by a ques-
        tions and answers session. Afterwards the meeting took the form of a clinic and individuals
        were provided with an opportunity to meet individually with the consultants with an oppor-
        tunity to identify projects or sites that might benefit from the scheme or benefit the commu-
        nity and discuss other elements of interest in the scheme.

    •   A meeting was held with the local elected representatives of the area on December 7th, 1999.

    •   Consultations also took place with the County’s Departments of Planning and Engineering;
        and the Council Official who administers the EU Urban and Village Renewal Programme.

    •   A map displaying the location and distribution of submissions is shown on Figure 6.


7. Co-ordination and Partnership
Sligo County Council’s Development Plan, 1998, contains a number of policies that are in keeping
with the main thrust of the Town Renewal Scheme.

Its ‘Settlement Strategy Policy’ states:
“In general, it is the policy of the Council to encourage new development to locate in existing towns
and villages where the basic social and infrastructural services are available and where such services
may be provided or expanded on an economic basis. This policy is designed to enable the county’s
inhabitants to establish homes and find employment in close relation to each other and to avail of
adequate social and physical infrastructural services. It is further designed to strengthen the existing
urban centres in order to encourage increased retailing and employment opportunities, to provide an
increased range of social and recreational facilities and to protect rural areas, particularly those areas
of special scenic or heritage value.”

It also specifically states that:
“It is policy to encourage urban development within the short commuting distance of Sligo town,
including in particular Strandhill… [among other villages] and to provide the services (both physical
and social) and incentives to encourage these to become dynamic, self contained and socially bal-
anced …”

Under the ‘Housing Policy’ it states that “It is the policy of the Council to acquire land for housing
in built up areas within the county where the need arises...” Current planning is directed towards the
provision of houses in a number of villages, including Strandhill, where preliminary plans have been
drawn up to provide housing in an area of land south of Buenos Ayres Drive and west of the R292.

Under the ‘Town and Village Renewal Policy,’ it is stated that:
“It will be the policy of the Council to seek to upgrade all our towns and villages, in order to serve to
underpin their future development, and that of the communities which they serve. In general this
will be done by making the towns and villages more attractive places to live, to visit and to invest.
The Council will seek to ensure that all villages have adequate infrastructure by way of water sup-
ply, sewerage, roads, footpaths and public lighting to serve the needs of their communities and to
provide for additional development.”

It is also policy of the Local Authority to “remedy dereliction in towns and villages by use of its
powers under the Derelict Sites Act, by encouraging the redevelopment of suitable sites and by using
the Council’s Housing Programme, as appropriate”.

This development plan also identifies towns where existing village envelopes have opportunities for
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comprehensive development proposals which could
consolidate or enhance the form and pattern of exist-
ing development. Strandhill has been identified in
this regard.

EU Urban and Village Renewal Scheme
In 1996, two projects were undertaken under the EU
Urban and Village Renewal Scheme. At the junction
of the Bundoran Road and Buenos Ayres Drive, adja-
cent to the R.C Church a new paved area with land-
scaping was provided together with extended public
lighting. An extensive paved area with decorative lighting was also provided at the seafront.

In addition to the Urban and Village Renewal Scheme, the Council seek funding from agencies such
as the International Fund for Ireland, INTERREG, the Programme for Peace and Reconciliation,
Leader II, and any other sources of funding for urban and village renewal.

Strandhill Integrated Community Business Plan
The Strandhill Community Organization have recently completed the Strandhill Action Plan or the
Strandhill Integrated Community Business Plan (Draft, September 1999). The plan was prepared for
the village in consultation with the Greenfield Co-ordinators and with the financial support of Sligo
Leader Partnership. In preparing their plan there was widespread consultation with many commu-
nity interest groups – social clubs, sports clubs, private business interests, public sector bodies and
individuals residents.

Their plans include the following:
        Mix of housing on site at Carrowbunnaun (7.7 acres)
        Housing for elderly and disadvantaged on Sea Road Car Park.
        Maritime museum on Sea Road Car Park.
        Development of a new resource/community centre with facilities for youth and indoor
        sports, crèche, training, education, social/elderly services.
        Training facilities in tourism, crafts, water safety, skills for small businesses, etc.

The community organization acknowledge that the village is not as vibrant or as strong commer-
cially as it was in times past, as residents use Sligo as their centre for consumer shopping and ser-
vices - “This in turn has led to the continued demise of the local shops and a withdrawl of essential
consumer services from the people”. They also state that “the village lacks a focal point of commer-
cial activity.” It is their aim that Strandhill establish itself as a self-sustaining commercial centre
serving the needs of the local and visiting community. Some of their specific objectives have been
highlighted in Sections 2, 3 & 4.


8. Selection of Town Renewal Scheme Boundary
The Town Renewal Scheme Boundary for Rosses Point includes an area of contiguous development
form associated with the growth and development of the village, though it excludes an area of more
ribbonized development pattern northeast and south along the Sligo Road (R292). As such it in-
cludes the backland areas of all frontage properties along the Sligo Road, the Burmah Road and Bue-
nos Ayres Drive west to the seafront.



9. Objectives
The Objectives of this plan are set out in accordance with the guidelines of the Town Renewal
Scheme, 1999 and adhere to principles contained within the Sligo County Development Plan, 1998.

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It is an Objective of the Town Renewal Scheme Plan to:

   A. Ensure the refurbishment and conservation of the existing building fabric, with priority to
      traditional building types and styles that are vacant and poorly maintained, especially those
      that front Buenos Ayres Drive/Shore Road and the Sligo Road.

   B. Identify specific buildings of distinctive architectural style for refurbishment incentives so as
      to maintain and conserve their important architectural elements.

   C. Encourage the reuse of older buildings through renovation and rehabilitation, in preference
      to their demolition or reconstruction, particularly where refurbishment incentives are pro-
      posed.

   D. Encourage the preservation and restoration of existing doors and original sash and timber
      windows in buildings identified for refurbishment and where replacements are required to
      ensure that they respect the original character.

   E. Secure the appropriate use for vacant and under-utilised upper floors of buildings throughout
      the plan area.

   F. Encourage the development of a more coherent building form through appropriate infill de-
      velopment, especially along Buenos Ayres Drive/Shore Road, so as to complement the exist-
      ing and traditional building form.

   G. Encourage the provision of a new building form, with uniforn building line and heights (two
      storey) in the vicinity of the public car park so as to screen car parking to rear and create a
      more harmonious and consolidated development form within the village centre. Ingress and
      egress could be provided via archways through the building block.

   H. Ensure that new development along the seafront maintains a strong building line and devel-
      opment form (minimum of two storeys in height) so as to frame existing space to front and
      create a development form more compatible with the character of a village.

   I.   Enhance the overall image of the village, through the prioritization of key and focal brown-
        field sites, derelict and/or undeveloped sites for new build incentives, especially where it is
        deemed necessary to achieve the desired urban form and the optimum development type on
        a site.

   J. Maintain and reinforce the townscape quality of the village and ensure that where new de-
      velopment is proposed adjacent to the traditional building fabric, the design shall be required
      to respect the general height, scale, building line, plot width, architectural quality and street-
      scape.

   K. Open up brownfield and derelict sites in proximity to the village centre for development op-
      portunities so as to maximize on the infrastructural provisions in this area and counteract the
      existing ribbon development pressure.




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10. Selection of Areas, Buildings and Sites Proposed for Designation.
Area 1

Site Description: Derelict cottages on the Top Road (R292) immediately adjoining one cottage in need of
refurbishment.

Area of Site: 0.0329

Type of Development: Refurbishment of existing cottage in residential use (most southerly cottage) and rede-
velopment of adjoining cottages. Redevelopment of derelict should respect the general form and building line
of adjoining cottage identified for refurbishment.

Contribution to Objectives: Refurbishment meets Objectives A, B, C & D. New Build meets objectives I, J
& K.

Incentives Being Sought: 4B & 5B.

Barriers to Development: Existing and delapitated condition of this small group of buildings creates a nega-
tive visual impact. Refurbishment of such an old building is likely to be costly. Demolition of buildings for
new build will add to costs. Proximity to the busy R292 may also be a barrier.

Dead-Weight: The continued neglect of this group makes refurbishment and/or redevelopment less likely.

Displacement: None, as it will re-establish the use of the existing building fabric in the village.


Area 2

Site Description: Three small single storey cottages on Burmah Road.

Ownership: Private.

Area of Site: 0.28 Hectares

Ownership: Private.

Type of Development: Refurbishment and renovation of derelict cottages; most easterly cottage may require
new build incentives, but should respect scale and character of adjoining cottages. Given small scale of these
buildings, they would be suitable for holiday rental and possibly connected and joined to provide a place of
full time residence.

Contribution to Objectives: A, C, I & K.

Incentives Being Sought: 4B, 5B, and easterly cottage only - 4A & 5A.

Barriers to Development: Dilapidated condition and cost of adapting for modern day use.

Dead-Weight: Derelict nature and proximity to roadside means that they are unlikely to be maintained in ab-
sence of incentives.

Displacement: No as there were formerly occupied in the past and are close to existing residential properties.




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Area 3

Site Description: Golf Links Hotel/B&B,
Shore Road.

Area of Site: 0.233

Ownership: Private.

Type of Development: Refurbishment of
existing two storey late nineteenth/early
twentieth century building so as to conserve
its original features and details, such as ridge
tiles, finials and windows, with New Build
incentives to replace former dance hall on
remainder of site. This new building should
open up access to side road ensuring that it
does not present a lifeless or black façade
front on this side.

Contribution to Objectives: Refurbishment
meets objectives A, B, C & D. New Build
meets objectives F, J & K.

Incentives Being Sought: Refurbishment of
existing two storey building – 2B. Remain-
der of site – 1A, 2A & 5A.

Barriers to Development: Conservation of
original architectural details. Existing win-
dows on west side of two storey building
restrict new development potential on this
side of building. Removal of existing build-
ings on this side would add to construction
and development costs and this is desirable
so as to enhance the streetscape here and
create a stronger architectural statement.

Dead-Weight: Desired improvements in the
streetscape are unlikely without tax incen-
tives.

Displacement: No, as it is a central location,
close to the seafront which is growing in
popularity and much need of new facilities.


Area 4

Site Description: Mc Weeney, Swan Villa,
Shore Road.

Area of Site: 0.13 Hectares.

Type of Development: Refurbishment of
existing building with provisions for new
build to side and rear.

Contribution to Objectives: Refurbishment

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meets objectives A, B & D, while new build contributes to objectives F, G, I, J and K.

Incentives Being Sought: Existing building – 2B & 4B. New development – 1A, 1B, 4A & 5A.

Barriers to Development: Conservation of existing building to proper standards and principles so as to re-
store finial details, sash windows, etc..New build incentives will help consolidate the streetscape in this area.

Dead-Weight: Proper conservation is unlikely in absence of incentives. New build incentives are important
so as to counteract trend of moving out of villages and towns.

Displacement: None, as the site is in the centre of the town close to most amenities and village facilities.




Area 5
Site Description: The Blue Chalet, Shore Road – a single storey wooden chalet with felt roof.

Area of Site: .062 Hectares.

Type of Development: Redevelopment of site for residential/holiday accommodation purposes.

Contribution to Objectives: It meets objectives F, J & K.

Incentives Being Sought: 1A, 2A, 4A & 5A.

Barriers to Development: Removal of existing structure with redevelopment of site to provide a two storey
frontage compatible with the adjoining buildings, in an effort to improve the streetscape in the area.

Dead-Weight: Building appears to be used for seasonal use and meets existing seasonal requirements,
whereas a more permanent dwelling type might encourage year round usage thereby enlivening the street and
contribute to a more vibrant village.

Displacement: None, as it is within the centre of the village.




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15
Area 6

Site Description: Former Kincora House, Buenos Ayres Drive/Shore Road. Vacant building formerly used as
a hotel.

Area of Site: 0.147 Hectares

Type of Development: Commercial Refurbishment.

Contribution to Objectives: A, C & E.

Incentives Being Sought: 1B, 2B, 4B & 5B.

Barriers to Development: Suitable conservation of structure and adaptation of a building this size.

Dead-Weight: Use remains vacant.

Displacement: No as it is maintaining the existing building fabric in the village.




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Area 7

Site Description: Seafront properties - A series of several sites at Seafront, Strandhill running from Neptune
Store (key corner shop of single storey) south to the single storey of Shell’s Café and including an infill site
immediately to the east of Neptune Café.

Area of Site: 0.158 Hectares.

Ownership: Private (multiple) and one small site in public ownership.

Type of Development: Redevelopment of existing properties so as to provide a new building form overlook-
ing the seafront, so as to create a new building edge that would frame the existing public space in this area and
the provision of a new development on the infill site immediately east of Neptune Store (which was subject of
local environmental improvements so as to upgrade and improve its image).

Contribution to Objectives: H, I, J & K.

Incentives Being Sought: 2A, 4A & 5A.

Barriers to Development: Demolition and replacement of existing building fabric with more suitable build-
ing form in the interests of urban design.

Dead-Weight: There is no incentive to remove existing single storey structures and it is unlikely that the ex-
isting businesses could afford to close for redevelopment in absence of incentives.

Displacement: None, as incentives are proposed to consolidate this area and reinforce its commercial role
within the village.




Area 8

Site Description: Site of Sancta Maria Hotel and adjoining lands.

Area of Site: 0.673 Hectares.

Ownership: Private

Type of Development: Refurbishment of existing two storey building (though it is noted that it cannot avail
of hotel tax incentives under this scheme, the building may be able to avail of other commercial incentives for
alternative use); and development of mixed uses on remaining portion of site. Note, this is a key corner site in
the town at one of the main road junctions in the village. As such it needs to place a much more pivotal role in

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the development of the village.

Contribution to Objectives: Refurbishment meets objectives A, C & D. Remaining area meets objectives I,
J & K.

Incentives Being Sought: 1A, 1B, 2A, 2B, 4A, 4B, 5A & 5B.

Barriers to Development: A telecommunications company proposes to develop a telecommunications mast
on the site adjacent to the property which would detract significantly from this project and affect its feasibility.
The owners have entered into negotiations with the telecommunications company and have also applied for
planning permission on their behalf so as to relocate the mast.

Dead-Weight: This area, along the Top Road/R292, needs to re-establish a commercial focus and a more
comprehensive development form, in keeping with the traditional village character. The existing fragmented
distribution of commercial activities makes this less certain to establish itself.

Displacement: No as this area needs to develop to serve the local population (see Section 3 - Analysis of
Town Structure, above)




Area 9

Site Description: Rear of property known as ‘The Strand Bar and Restaurant,’ including adjoining corner
shop (The Beach Stores) that fronts onto Shore Road/Buenos Ayres Drive.

Area of Site: 0.13 Hectares.

Type of Development: Redevelopment of corner shop known as The Beach Stores and provision of new de-
velopment to rear of it and the Strand Bar, to as to provide a new building line overlooking the seafront and
along the access road on the east side of property.

Contribution to Objectives: H, I, J & K.

Incentives Being Sought: 2A & 5A.

Barriers to Development: Redevelopment of existing corner block, may require total removal of existing
building, which would disrupt business. It is desirable to create a new building edge along both the shorefront
and also along the eastern access road, in the interests of creating a new streetscape. This however may be
restricted by the overall width of plot. The seasonal nature of demand for facilities may also be a significant
barrier.

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Dead-Weight: It is unlikely that the desired form of develop-
ment, with key corner development at The Beach Stores would
proceed in absence of incentives.

Displacement: None, as the development would enable the pro-
vision of services in an area that requires more tourism, recrea-
tional and commercial facilities.

Area 10

Site Description: Front portion of public car park, adjacent site
immediately west and contiguous sites west and to the rear of
properties fronting the Shore Road/Buenos Ayres Drive
(including Knocknarea B&B).

Area of Site: 0.54 Hectares.

Type of Development: New development to form a new build-
ing line along the street front of Shore Road (to screen public car
parking to rear), to include a mix of land use types – commercial
and residential on this and adjoining sites.

Contribution to Objectives: I, J & K.

Incentives Being Sought: 1A, 2A, 4A & 5A.

Barriers to Development: Reduction of car parking spaces. In
addition, the backland sites do not have the prominence of street
front sites and therefore this makes them less attractive for com-
mercial developments. The backland sites also have poor access
and shared access would need to be agreed.

Dead-Weight: Application of incentives is deemed necessary so
as to enable the village to develop to its full tourism and commer-
cial potential and to counteract local inertia.

Displacement: None, as it is within the village and close to
amenity attraction of the sea.




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Area 11

Site Description: Dunes Tavern Public House and Bed & Breakfast, Top Road including backlands, and ad-
joining backland areas including the rear lands of ‘Swan House’ and ‘Ocean View Hotel,’ situated on the Top
Road (R292) in the townland of Carrowbunnaun.

Area of Site: 0.687 Hectares

Type of Development: Refurbishment of existing terrace development including the Dunes Public House for
other commercial uses and the provision of new build to rear of site and rear of adjoining properties, to include
a mix of commercial units and apartments.

Contribution to Objectives: Refurbishment meets objectives A, C, D. New build meets objective K.

Incentives Being Sought: For existing terrace – 2B; for remainder of site – 2A, 4A & 5A.

Barriers to Development: Seasonal nature of tourism business. Costs associated with conserving and refur-
bishing existing buildings. Lack of prominent road frontage for rear site development.

Dead-Weight: The allocation of incentives would enable the comprehensive redevelopment of these backland
areas within a similar timeframe, thereby reducing the likelihood of piecemeal development that might other-
wise take place.

Displacement: At the beginning of the last century this area contained a more significant commercial element
associated with the village. This element needs to be reinforced given the pressure for greenfield residential
development in the area.




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James Mant
Urban Planner

National Building Agency Ltd, Dublin, Ireland




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