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Town Renewal Scheme

Guidelines

July 1999
TOWN RENEWAL SCHEME GUIDELINES

CONTENTS

Ministers’ Foreword

1. Background

2. Aim and Objectives

3. Achieving the Objectives

4. Purpose of Guidelines

5. Criteria for Town Selection

6. Content of Town Renewal Plans

7. Objectives of the Town Renewal Plan

8. Selecting the Plan Area

9. Designation of Buildings and Areas

10. Design Considerations

11. Format of the Plan
Length
Maps and drawings
Proposed designations
Photographs
Consultants
Other works

12. Co-ordination, Partnership and Consultation

13. Implementation

APPENDIX I: TAX INCENTIVES

APPENDIX II: ESSENTIALS OF TOWNSCAPE
1 ENJOYING TOWNSCAPE
2 INFORMAL TOWNSCAPE AND HIDDEN QUALITY
3 THE POWER OF SIMPLE ELEMENTS
4 RELATIVE PRIORITY IN THE COMPONENTS OF TOWNSCAPE
5 VIEWS AND VISUAL CONNECTIONS

APPENDIX III: TOWNS ELIGIBLE TO PARTICIPATE IN THE SCHEME

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A Message from the Ministers

Small is beautiful may be a much quoted aphorism but it captures the essence of what
the new Town Renewal Scheme is about. We have seen over the past decade or so
the spectacular progress that has been achieved in revitalising the inner core areas of
our cities and major towns under the tax incentive based urban renewal schemes.
Now it is the turn of the smaller town to benefit. The Town Renewal Scheme aims to
build on and replicate the success achieved under the urban renewal schemes by
extending the tried and tested tax incentive formula to the smaller town.

The Government is acutely aware of the dereliction and decay which has adversely
affected the built fabric of some of our smaller towns. The scheme will enable us to
give a major boost in revitalising our smaller towns, stemming the trend of people
moving out to the outskirts and surrounding countryside, enhancing their
environment, restoring many of the fine buildings which have fallen into dereliction
and promoting commercial and social activities; in a word, putting the heart back into
the smaller town.

The new scheme will run for 3 years and we would anticipate the scheme being
applied after this period to other towns as has happened under the urban renewal
programme. However, the Government must be mindful of the need to apply tax
incentives in a judicious and balanced fashion and to ensure that they are targeted on
areas of greatest need. Our overriding consideration was to devise a scheme which
would effectively and efficiently deliver on the ambitious objectives which the
Government have set.

The new scheme shouldn’t be seen in isolation. The Government has taken a number
of other very important measures which will play a powerful complementary role to
this new scheme. Recent legislation on the protection of our architectural heritage,
the new scheme of conservation grants announced recently, the residential density
guidelines and a greater focus on spatial planning in preparing the National
Development Plan 2000-2006 will all assist in building a sustainable future for our
towns. The proposed scheme also dovetails with the other current strategy in tackling
the housing supply shortage. Many smaller towns have under-utilised infrastructural
facilities and this fact combined with the availability of tax incentives should assist in
increasing the supply of housing accommodation.

The guidelines are aimed at ensuring that all projects are carried out to the best
standards of planning and in a manner that is sensitive to the existing built fabric and
distinctive character of the Irish small town.

Like the current urban renewal scheme the Town Renewal Scheme will adopt a
targeted, planned approach to tackling decay and dereliction in the towns to be
designated. It will be based on Town Renewal Plans to be drawn up by county
councils which will be assessed by the Advisory Panel with a view to having the new
scheme up and running early next year.

This scheme is not about redesigning our existing townscapes; rather is it about
consolidating the distinctive character of the Irish small town. Protecting and

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restoring the built heritage will also be a major focus of the new scheme; several Irish
towns have designated heritage status and we see the new scheme as having a key role
in the attainment of heritage objectives.

Ireland’s towns can look forward to the Millennium with new confidence based on
successful economic performance and founded too on the imaginative tax incentive
renewal schemes such as this which have had such a dramatic impact on urban
Ireland.

Mr. Noel Dempsey, T.D. Mr. Robert Molloy, T.D.
Minister for the Environment and Minister for Housing and Urban
Renewal
Local Government

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1. BACKGROUND

1.1. An extensive period of urbanisation took place in Ireland in the late 18th/early
19th century, and continued throughout the latter century in the north-east. At
that time the towns and villages were laid out; houses and shops intermingled;
public buildings were placed in specially selected and strategic locations. The
role of most Irish towns was to act as a service, administrative and social
centres catering for their own population and that of the adjacent hinterland .

1.2. In more recent years, changes in communications and transport, principally
growth in car ownership, has dramatically changed their economic and social
status. Fairs and markets have ceased; the local shops are under pressure from
the big supermarkets and shopping malls in the larger towns; uses such as
cinemas and community halls are now less economic to run. Originally shop
owners lived over the shop but, from the 1960s onwards as car ownership
increased, they and other town centre residents tended to move out to new
bungalows or houses on the outskirts or in the countryside. As a result, the
historical centres of many of our small towns now function largely as daytime
service centres and contain many vacant or under-used upper floors and
indeed some derelict or vacant sites.

1.3. The urban renewal schemes of recent years have proved very successful at
revitalising central areas of our cities and larger towns. This Town Renewal
Scheme (TRS) aims to build on and replicate the success achieved under the
urban renewal schemes by extending the tried and tested tax incentive formula
to the smaller town.

1.4. The Guidelines for the 1999 Urban Renewal scheme pointed out that very few
urban centres of less than 6000 population were likely to be able to meet the
criteria for that scheme which assumes urban characteristics of a certain scale..
The Town Renewal Scheme is aimed at towns with populations (including
census environs) of between 500 and 6000. However, towns which either
benefited under the 1999 Urban Renewal scheme, the Seaside Resorts
Scheme or which are in the area covered by the Rural Renewal Scheme
are excluded, as are towns within the administrative counties of Fingal,
South Dublin, and Dun Laoghaire Rathdown.

2. AIM AND OBJECTIVES

The central aim of the scheme is to bring about the restoration, consolidation and
improvement of the built fabric of Irish towns, to promote sensitive infill and, in the
course of this, to revitalise the centres of small towns. The intention would be to:

 increase the attractiveness of the town as a place to live, stabilise its population and
thus counteract the the current trend of people moving to the outskirts and
countryside;

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 promote its position as a local commercial and social centre and thereby increase
its sustainability as a place in which to live and work; and stem the loss of
shopping and other facilities to the larger towns;

 promote the town as a centre for culture and local heritage, including the further
development of our designated heritage towns, and thus enhance the sense of
identity not only physically but also socially,

 enhance its environment and amenity in the interests of residents, businesses,
visitors and the promotion of tourism; and

 promote more sustainable development patterns.

3. ACHIEVING THE OBJECTIVES

3.1. Renewal of towns will be achieved primarily through the use of tax incentives
with a strong emphasis on refurbishment incentives. Incentives will apply to
buildings, groups of buildings and sub-areas which must be designated in the
context of a Town Renewal Plan (TRP). The types of development for which
incentives will be available are listed in Appendix 1. There will be separate
incentive categories for “new build” and “refurbishment”. This will facilitate
application of "refurbishment" incentives on their own where “new build” or a
combination of “new build” and "refurbishment" incentives might not be
justified. In line with Government Policy and having regard to the
Government Action on House Prices initiative, “Residential Investor - New
Build” will only be considered where it is shown to be absolutely necessary
for the achievement of the objectives of the Plan.

3.2. The rates of incentives which will apply to residential development are also set
out in Appendix 1. The type and rates of the incentives to apply to business
development will be notified to local authorities as soon as possible.

3.3. Consideration will be given to providing for the application of incentives in
appropriate cases in a way which limits qualifying works to those necessary to
secure the improvement of the external appearance of one or more facades of
buildings. This approach would be suitable to deal with cases where an
inappropriate facade or shop-front detracts seriously from the value of a street.

3.4. The Local Government (Planning and Development) Act, 1999 in relation to
the protection of the architectural heritage can assist in achieving the
objectives set out in Plans. The new grants scheme for protected buildings
will assist where relevant buildings are included within the plan area.
Planning authorities also now have wide powers to ensure that relevant
structures are protected and are entitled to direct that works are undertaken to
preserve or restore a protected structure.

3.5. The scheme requires relevant county councils, together with local community
/ business interests, particularly property owners, to identify areas which can

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benefit effectively from the scheme, to prepare a Town Renewal Plan for that
area and, within that, to identify buildings, groups of buildings and key infill
sites where effective improvement may be achieved with the aid of tax
incentives. As this scheme is aimed at addressing dereliction in our small
towns at local level County Councils will have a pivotal role, initially, in
selecting areas for inclusion in Town Renewal Plans and subsequently in
ensuring that they are successfully and pro-actively implemented.

3.6. Town Renewal Plans should be submitted to the Department by 31 October,
1999 with a view to starting the scheme early in the New Year. An expert
advisory panel will assess the completed TRPs and advise the Minister for
Housing and Urban Renewal in relation to proposals for designation having
regard to these Guidelines.

4. PURPOSE OF THE GUIDELINES

These guidelines are intended to assist county councils

 by providing criteria for selection of towns which might avail of the scheme and

 in preparing Town Renewal Plans for submission to the Minister in support of
proposed designations for identified sites within the selected towns

5. CRITERIA FOR TOWN SELECTION

5.1. Towns for which Plans are to be prepared for the purposes of the scheme must
be selected from the list of relevant towns in Appendix 111; the number of
towns selected should be in accordance with the terms outlined in Paragraph
5.3

5.2. Priority should be given to towns where the aim and objectives of the scheme
can be achieved most effectively:

 Account should be taken of the attractiveness of the town as a place to live.
Those towns where building form and layout of spaces are generally good
but where pieces are missing or minor interventions are required to restore
the quality and attractiveness of the major resource, would be particularly
suitable.

 There should be scope to bring back residential use to town centres to meet
demand for housing and reduce pressure for ribbon development. This
would be indicated by factors such as the presence of vacant or under-
occupied buildings, particularly vacant upper floors, and vacant or derelict
sites that might be brought back into use, particularly into residential use.

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 Availability of opportunities within the town centre to enhance the
commercial and social life of the town would indicate a town's suitability
and potential to benefit from the scheme.

 the further improvement of designated heritage towns should be
considered;

 Any town selected for preparation of a Town Renewal Plan will need to
have the infrastructure to cope with likely development either in place
already or planned and capable of being implemented. Normally the area
would have an under utilised infrastructure which could be utilised more
efficiently by development.

5.3. A full list of towns eligible for consideration under the scheme is listed in
Appendix 111. During the first phase of the new scheme the number of towns
of relevant size in each county which will be considered for designation are as
follows:

Number of Towns in relevant population Maximum number of towns for
category in individual county as outlined which Town Renewal Plans can be
in Appendix V submitted in the first phase of the
scheme
Less than 6 eligible towns in County 3
6 - 10 eligible towns in County 4
11-20 eligible towns in County 5
More than 20 eligible towns in County 7

Designation for the towns approved for the purposes of the first phase of the
scheme will apply of a period of three years. In subsequent phases the
Minister may decide to apply the provisions of the scheme to other towns. It is
recommended that county councils select towns to reflect different size
categories of town from the list shown in Appendix 111.

6. CONTENT OF TOWN RENEWAL PLANS

6.1. The Town Renewal Plan will guide the improvement of the town within that
portion of the town covered by the plan area; it will show how the objectives
of the scheme can be achieved for the town as a whole, primarily through the
use of incentives on designated areas identified within the plan area.

6.2. The Town Renewal Plan will identify and delineate the area of the town
which, following careful analysis, is considered the appropriate subject area
for the plan. The analysis should make it possible to target specific elements
for conservation, for improvement or remedy, or for extension and these
should form the basis of the plan.

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6.3. In the selection and analysis of these areas, it is essential that the County
Council provide/acquire the necessary expertise to ensure that all relevant
aspects are addressed, including the less-obvious qualities of informal
townscape, and to identify, with the local community, the range of works
required to enhance these qualities.

7. OBJECTIVES OF TOWN RENEWAL PLANS

7.1. There should be a clear set of concise objectives set out in the plan which
should relate to the aims and objectives of the scheme itself as set out in
paragraph 2. The objectives should be sufficiently clear that, when detailed
proposals are submitted to county councils for certification for incentives on
the designated sites, such proposals can be assessed against these objectives.
(It should be noted that detailed design proposals for individual designated
sites are not required or appropriate at Town Renewal Plan stage see
Paragraph 9.5.) Typical objectives would relate to

 The restoration/improvement of the physical integrity of towns,

 Securing the residential or other appropriate use of vacant or under-utilised
buildings and/or

 Securing the residential or other appropriate development of vacant or
derelict sites.

7.2. The objectives must be set in the context of the proper planning and
development of the area. In particular, the Town Renewal Plan will be
expected to address areas within the established built up area which the
statutory development plan has identified as obsolete, derelict or in need of
rejuvenation. In exceptional cases, the preparation of a Town Renewal Plan
may result in new policies or objectives which materially conflict with those of
the Development Plan (e.g. a change of zoning may be called for); in such cases,
a variation of the Development Plan will be necessary if the Town Renewal
Plan is to be implemented in full.

8. SELECTING THE PLAN AREA

8.1. It is likely that the most appropriate area for a Town Renewal Plan will be
based on or linked to the established built up area of the town i.e. in that part
established, developed or laid out pre 1940. It should be shown that the area
selected is an optimum area, in the context of the town, in which to
concentrate such incentives for the benefit of the town as a whole.

8.2. While the size and extent of the area covered by a town renewal plan will be a
matter for the County Council, the area should relate to an identifiable space,
or sequence of spaces and to the buildings, structures or town-parts directly

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associated with these spaces. A plan which attempts to embrace too large an
area may lose its impact or attractiveness, through loss of focus and identity.

8.3. A plan might attempt to support or enhance an existing part of the town which
is successful by extending its effect into surrounding streets or by linking two
or more such parts together in order to develop cohesion among parts of a
town which are individually successful.

9. DESIGNATION OF BUILDINGS AND AREAS

9.1. The extent of designation must necessarily be limited and well targeted at the
objectives of the Plan. County councils are advised to designate only those
buildings or sites which clearly fulfil the aim and objectives of the scheme.
The scheme is aimed primarily at refurbishment and key infill sites. The
emphasis in designation should be on the use of refurbishment incentives. In
the case of towns at the maximum population size eligible under the scheme,
the area for new-build development designated should not exceed three
hectares; this limit to decrease proportionately for smaller towns At least
50% of the total new-build designated area should be for residential use.

9.2. The following fundamental principles underlie the selection criteria:

 Scarce public resources must be targeted at areas and buildings of greatest
need and potential;

 The award of incentives can only be justified where it can be shown that they
will assist in overcoming identifiable barriers to desired development;

 The selection of areas and buildings for designation must relate to the
achievement of Towns Renewal Plan objectives;

 The selection process must address problems such as dead-weight and
displacement (see below).

9.3. Particular care must be taken in selecting areas for possible designation to avoid
the following problems associated with some schemes in the past:
Dead-weight: Designated status should only be sought for those sites and areas
in which development of the desired kind would not otherwise take place.
Displacement: Merely re-locating businesses to designated areas or buildings
may result in a reduction in economic activity in non-designated areas or
buildings. Sustainable development requires that the overall effects of
designation be taken into consideration.

9.4. Because a town renewal plan will be focused on urban spaces such as streets
and squares, the natural boundary of the designated areas should in most cases
be along the rear line of properties rather than along the centre line of streets.
Note that incentives can only apply to a premises the site of which is wholly
within a designated area.

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9.5. Types of development envisaged should be indicated for the sites or works for
which designation is sought. Detailed briefs are not necessary but proposed
use mix should be indicated and, where new build is proposed, guidance on
building heights, range of form and materials should be included.

10. DESIGN CONSIDERATIONS

10.1. It is likely that the area focused upon by a worthwhile town renewal plan, will
be an area of significance to the historical establishment and layout of the
town. An understanding of the value of this will therefore by a key element of
the strength of the plan. The plan should articulate the innate character of the
area in terms of those features which are worth preserving or respecting in
new development. Visual design and aesthetic aspects of the Town Renewal
Plan are important and should be taken into account. Helpful guidance on this
is contained in Appendix I1 - Elements of Townscape.

10.2. An inventory of buildings of architectural, historical or industrial archaeology
interest within the area should be compiled at the outset of the process. Not all
buildings and streetscapes will be important individually, but together they may
make an important contribution to the character of the area.

10.3. In drawing up Town Renewal Plans regard should be had to the following
design considerations:

 Under-utilised and derelict land and buildings, even if not included in the
Development Plan, should be identified and form a specific focus of the
rejuvenation plan.

 Visual aspects: The plan should be focused on the redevelopment of urban
spaces in the area identified. It should seek incentives to develop the
critical components of these spaces, for buildings which enclose and form
the edges of these spaces, for buildings which are seen as part of the
experience of these spaces and for buildings which, through construction or
restoration will restore life to these spaces.

 It is important to retain significant elements of the built environment
together with urban details such as chimneys, natural slate roofs, street
furniture and appropriate window types.

 Plans should not normally provide for the demolition of existing buildings
that are structurally sound. By the nature of the scheme, demolition and
rebuilding will not qualify for incentives where refurbishment of existing
structures would have been possible, except in the case of a structure which
would have been considered injurious to good townscape or where
necessary to create a viable site for development.

Typical objectives on design might include:

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 Good modern buildings should normally be favoured over re-creations of
older buildings. The Irish town has a rational simplicity into which good
modern buildings may be placed with skill without reducing the identity
and clarity of genuine older buildings.

 Projects which restore buildings will be expected to meet with the best
standards of current conservation practice as a condition of availing of
incentives.

11. FORMAT OF THE PLAN

Length:

11.1. The full plan should be contained in a document of not more than 20 pages,
including diagrams, photos, maps, schedules etc. Ten copies of the Plan must
be submitted to facilitate assessment by the Panel.

Maps and Drawings:

11.2. All maps and plans should be A3 or A4 in size and all should show the scale
and north point. Drawings and maps may be shown throughout the plan
document at whatever scale is considered appropriate but two particular maps
must be provided as described below:

 Map 1 should show the Town Renewal Plan area in the context of the
surrounding town, preferably at a scale of 1:2500.

 Map 2, comprising two A3 sheets if necessary, should show clearly the
boundaries of all areas proposed for designation for incentives. Each such
area should be allocated a number on the map. It is desirable that this map
be at a scale of 1:1,000 but it should certainly not be less than 1:2,500. A
clean copy of Map 2 ( i.e. without the sites proposed for designation)
should also be provided.

County Councils should ensure that their licence from Ordnance Survey
Ireland provides for submission of these maps to the Department and for the
Department’s subsequent publication of the maps under the scheme.

11.3. Where the County Council have in their possession digital maps for the area
covered by the plan then such maps should be used and copies in digital form,
as well as the prints in the plan itself, should be made available to the
Department. Maps in digital form should be of the base map and of proposals
separately e.g. as separate layers in a MapInfo format.

Proposed Designations:

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11.4. For each building, group of buildings or site for which incentives are proposed
the following information should be clearly set out:

Site description: Address of premises (and number on map.)
Note that incentives can only apply to a
premises the site of which is wholly within
a designated area.

Ownership: e.g. county council, private or public body
owned

Type of Development: e.g. refurbishment - proposed use mix; new-
build - outline site brief (see Par. 9.5)

Contribution to objectives: i.e. town renewal objectives - elaborate as
appropriate.

Incentives being sought: Specify using Appendix 1

Barriers to development: Why the site is difficult to develop without
incentives.

Dead-weight: Are incentives really necessary to secure
desired development?

Displacement: Will the development displace similar use
elsewhere?

Photographs:

11.5. Extensive use should be made of photographs including illustration of vacant
or derelict sites where designation is proposed. Where buildings are proposed
to be refurbished, photographs of the external facades of those buildings (and
their immediate neighbours) should be submitted. The photographs should be
in colour with a simple orthographic representation of the elevation of the
building. A map key to photos would be helpful.

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Consultants

11.6. Where Consultants are engaged for advice in the preparation of the plan, they
should be named in the document as should all participants in the consultation
process.

Other Works:

11.7. Works proposed for the improvement of the area by the county council or by
others under programmes such as the Urban and Village Renewal Scheme
should be indicated These would include proposed social housing within the
Town Renewal Plan area.

Fig. 404 shows an example of the area a plan might cover.

12. CO-ORDINATION, PARTNERSHIP AND CONSULTATION

12.1. A consultative group for the preparation of a plan might consist of local
community representatives, business and property owners, representatives of
the county council (technical representative such as a planner), the consultants
(or relevant county council staff if no consultants are involved) who prepare
the plan and members of the local tourist board or corresponding development
committee. Local groups bring benefit by their intimate knowledge of an area.

12.2. Proposals which utilise partnership arrangements between public bodies and
the private sector for the development of either privately-owned or publicly-
owned land, with benefits for the community should be encouraged.

12.3. The opportunity for achieving synergy with other area-based plans should be
maximised without duplicating work already undertaken. Connections might
be explored with the county council’s own proposals in social housing or with
improvement works under the EU Urban and Village Renewal Programme, or
with Leader projects. The plan should identify and develop cross-effects with
complementary works such as infrastructural works funded from grants and
other sources, tourism and enterprise incentives and works which it might be
possible to achieve with other incentives.

12.4. Some projects under the plan may be particularly suitable for joint venture
works between the county council and private developers or between the
authority and small communities. The county council should seek to provide
and finance environmental infrastructural improvements such as those covered
by the Urban and Village Renewal Scheme, in order to complement and attract
private investment. It could provide works to public spaces in conjunction
with community management of these. It could provide paving, lighting and
traffic management which might give spaces back to the community, or it

13
could support the provision of off-street car parks to encourage the
attractiveness of streets as spaces.

12.5. The plan should involve groups, individuals and organisations that have an
input into the selected area and the greater town. The plan should also be
supported and complemented by the policies of other relevant community
plans.

12.6. County councils should consult, as appropriate, with the National Monuments
and Historic Property Service and the Heritage Division of the Department of
Arts, Heritage, Gaeltacht and the Islands when preparing a Town Renewal
Plan. Regard should be given to the National Architectural Audit prepared by
Dúchas for larger towns and, of course, to listed buildings and structures in the
Development Plan for the area.

13. IMPLEMENTATION

13.1. County councils should take a highly pro-active approach to the
implementation of the Town Renewal Plan. An officer should be identified
within the County Council as the person responsible for plan implementation.
Progress on implementing the plan will need to be monitored on a regular
basis and guidance on this will be issued by the Department in due course.

13.2. In order to qualify for incentives it will be necessary for a development
proposal to be certified by the county council as being consistent with the
objectives of the Town Renewal Plan.

13.3. The upgrading of an area which might result from works under the scheme
must be sustainable. Incentives should not be wasted on short-term effects or
on quick paint-ups.

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APPENDIX I - INCENTIVES

CATEGORIES OF INCENTIVES

Category Construction Type of Use

1A New-Build Commercial - Office development

1B Refurbishment

2A New-Build Commercial - Retail/Other commercial

2B Refurbishment

3A New-Build Industrial

3B Refurbishment

4A New-Build Residential Owner-Occupier

4B Refurbishment

5A New-Build Residential Investor

5B Refurbishment

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APPENDIX I ( CONTD.) TYPES AND RATES OF INCENTIVE

RESIDENTIAL DEVELOPMENT

Owner-Occupier New Construction:
50% of eligible construction costs allowed at the rate of 5% per annum over 10
years against total income

Refurbishment
100% of eligible construction costs allowed at the rate of 10% per annum over
10 years against total income

Investor/Lessor "Section 23" relief
100% of eligible construction refurbishment or conversion costs may be set
against Irish rental income (including income from other lettings)

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APPENDIX II

ESSENTIALS OF TOWNSCAPE

II.1 ENJOYING TOWNSCAPE

Formal townscape is about placing the everyday parts of a town in a layout of
relationships which we can identify, understand and enjoy.

The placing of a church or courthouse in a particular position and the development of
an organised square of buildings in front of it, becomes immediately readable to us as
a relationship with inbuilt disciplines which brings hints of civilised place or civic
reference to our minds.

The place, by its organised presentation, therefore assumes a certain civic importance
by which we enjoy it. The community who owns such a piece of organised town
rightfully becomes proud of its various aspects. If it has been around for a long time,
the added depth of history and association as a celebrated place increases the value of
its identity.

In Mitchelstown (Fig. 102) the great axis of George’s St. is terminated at one end by a
church and at the other by a chapel and formal Square. The Square is enclosed and
addressed by carefully proportioned almshouses. King St. leads to the Market Square
with one building carefully placed as focus to its west end and the courthouse placed
on axis at its east end. But in a much less obvious relationship, a church on a distant
hill is strategically placed to be seen in line over the roof of the courthouse, as a
further reference point.

Mitchelstown, with many other surprises in its layout, is just one example of many
towns with formal layouts from the 19th century, the quality of whose townscape is
often taken for granted but easily lost if not protected.

II.2 INFORMAL TOWNSCAPE AND HIDDEN QUALITY

In many forms of art, the progression from the simple work to the more exciting work
is often one of movement from straightforward structure to a more calculated
sophisticated or obscure structure. So it is also with townscape.

The formal layout of some towns is easily readable. However there are also, in other
towns carefully composed arrangements of buildings and spaces placed in such a way
that their roles are much less obvious but equally effective.
Informal townscape may not at first be obvious to the untrained eye. The delight
which it gives is felt more unconsciously and often drawn from many decisions of
many different periods, all aware of their own contribution to the effect.

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The layout of the central square in Cahir (Fig. 103) is carefully arranged in such a
way that all of the streets which enter it have their view terminating in building
facades. No street runs straight through. This ensures sense of arrival in the space,
giving the square a sense of focus. We know from records that this particular space
was carefully laid out in this form for this reason.

There are many spaces of similar informal quality which evolved not as single
schemes, but as evolving collections where each addition was made with a
consciousness of context, thus developing an exciting sense of co-ordinated
calculation in the final landscape. Most Irish towns have a significant degree of this
quality.

II.3 THE POWER OF SIMPLE ELEMENTS

A town can be composed of many objects, not all of which are buildings. High walls
have, for example, a capacity to enclose space. Groups of trees create mass and
backdrop which can surpass by many times the volume of buildings. A mature beech
or oak can have the same visual presence as a seven storey building. Quayside edges,
railway embankments, hills, slopes and other forms of level-change can help to define
spaces and distinguish one space from another in the sequential experience of a town.

Carlow and Boyle are towns in which high walls are used with great power in the
definition of some urban spaces. Unless a boundary wall contains particularly
attractive stonework, or is of a particular age, it is seldom protected as a structure.
Only when it disappears and the spaces on both sides of it become one, is the true
effect of its definition understood.

A critical understanding of the role of townmaking elements other than buildings is
necessary in order to identify the contribution of each part to the total townscape.

II.4 RELATIVE PRIORITY IN THE COMPONENTS OF TOWNSCAPE

When sellers’ stalls assemble in an open market, they place themselves in such a way
that they can be seen by the buyer.

The small town, with its history as a market place, follows the same rules. When we
stand in the centre of an urban space or street, the buildings around us compete for our
attention.

As the urban community develops and consolidates the function of the town over
time, civic, religious and public buildings are often given the most prominent
positions within the visual experience of the town. But even within the ongoing
market function of the town, strong merchant buildings and banks assume the key
locations.

21
Buildings which command key views become self conscious of their prominence and
respond with strong forms and architecture.

In the analysis of urban space we can identify the buildings and forms which will
make the greatest impression because of their conspicuous location and those which
on the other hand may be less prominent. If our resources are limited, therefore, we
can create maximum impression by developing or maintaining those parts of the town
which are more prominent visually.

In Edgeworthstown, Co. Longford (Fig. 105) a typical small town, a number of
buildings are much more conspicuous than the others due to the way in which they
either terminate vistas into the town or terminate the formal regular space of the main
street.

A building which terminates the approach view from the north west, although it is a
mere shop or hotel façade within the street, is the focal object for over a mile as one
approaches the town.

On the other hand, buildings placed mid-way along the main street have little
prominence or exposure beyond their immediate surroundings.

II.5 VIEWS AND VISUAL CONNECTIONS

Our enjoyment of particular urban places is often enhanced by awareness of context.
Views out of spaces will allow us to see instant reference points, such as a spire or a
hillside which fixes the location of the space in a broader context. These visual
references to a broader framework give a sense of stability to the space.

Long distance views into a space are also a source of enjoyment as we see in
Edgeworthstown. The way in which spaces lead us by creating a sense of anticipation
in the placing of buildings, as we move towards them, or through them, can be
particularly exciting. We refer to this as serial

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vision.

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APPENDIX III

TOWNS ELIGIBLE TO PARTICIPATE IN SCHEME

County Town Population
1996

Carlow Borris 584
Carlow Hacketstown 628
Carlow Leighlinbridge 508
Carlow Muinebeag (Bagenalstown) 2553
Carlow Tullow 2244
Carlow and Kilkenny Graiguenamanagh-Tinnahinch 1374
Cavan Bailieborough 1529
Cavan Ballyjamesduff 737
Cavan Cavan + Environs 5623
Cavan Cootehill +Environs 1822
Cavan Kingscourt 1190
Cavan Virginia 811
Clare Ardnacrusha (Castlebank) 655
Clare Ballycannan 662
Clare Cratloe 557
Clare Ennistymon 920
Clare Killaloe 972
Clare Kilrush U.D. 2594
Clare Lisdoonvarna 890
Clare Miltown Malbay 626
Clare Newmarket-on-Fergus 1542
Clare Scarriff 763
Clare Sixmilebridge 1144
Cork Aghada-Farsid-Rostellan 786
Cork Ballineen/Enniskean 624
Cork Bantry 2936
Cork Blarney 1963
Cork Buttevant 1070
Cork Carrigtwohill 1232
Cork Castletownbere 926
Cork Cloyne 673
Cork Crosshaven 1312
Cork Doneraile 761
Cork Drommahane 540
Cork Dunmanway 1427
Cork Fermoy + Environs 4469
Cork Fountainstown 857
Cork Kanturk 1666
Cork Killumney 509

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Cork Kinsale + Environs 3064
Cork Macroom + Environs 2574
Cork Millstreet 1226
Cork Mitchelstown 3123
Cork Newmarket 1150
Cork Rathluirc (Charleville) 2667
Cork Schull 595
Cork Skibbereen U.D. 1926
Cork Tower 1841
Donegal Ardara 635
Donegal Ballybofey-Stranorlar 3047
Donegal Ballyshannon + Environs 2775
Donegal Bunbeg-Derrybeg 1400
Donegal Carndonagh 1580
Donegal Castlefin 698
Donegal Convoy 907
Donegal Donegal 2296
Donegal Dungloe 1042
Donegal Falcarragh (or Cross Roads) 961
Donegal Glenties 738
Donegal Greencastle 547
Donegal Killybegs 1408
Donegal Lifford 1275
Donegal Milford 816
Donegal Moville 1394
Donegal Newtowncunningham 594
Donegal Ramelton 978
Donegal Raphoe 1065
Galway Athenry 1614
Galway Ballinasloe 5634
Galway Ballygar 546
Galway Clifden 920
Galway Gort 1182
Galway Headford 574
Galway Loughrea 3335
Galway Mount Bellew 547
Galway Moycullen 601
Galway Oranmore 1410
Galway Oughterard 751
Galway Portumna 984
Kerry Ardfert 648
Kerry Ballyduff 649
Kerry Ballyheigue 679
Kerry Cahirciveen 1250
Kerry Castleisland 2233
Kerry Dingle 1536
Kerry Kenmare 1420
Kerry Killorglin 1278
Kerry Listowel + Environs 3656
Kerry Tarbert 605

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Kildare Ballymore Eustace 719
Kildare Castledermot 733
Kildare Clane 3126
Kildare Coill Dubh (Blackwood) 682
Kildare Derrinturn 544
Kildare Kilcock 1825
Kildare Kilcullen 1604
Kildare Kill 1711
Kildare Monasterevan 2302
Kildare Prosperous 814
Kildare Rathangan 1190
Kildare Sallins 854
Kilkenny Ballyragget 803
Kilkenny Bennettsbridge 601
Kilkenny Callan 1224
Kilkenny Castlecomer-Donaguile 1380
Kilkenny Freshford 632
Kilkenny Kilmacow 599
Kilkenny Moneenroe 655
Kilkenny Mooncoin 855
Kilkenny Piltown 716
Kilkenny Thomastown 1581
Kilkenny Urlingford 689
Laoighis Abbeyleix 1259
Laoighis Clonaslee 504
Laoighis Durrow 696
Laoighis Mountmellick + Environs 2912
Laoighis Mountrath 1298
Laoighis Rathdowney 1066
Laoighis Stradbally 1047
Laoighis and Offaly Portarlington 3320
Limerick Abbeyfeale 1486
Limerick Adare 1042
Limerick Annacotty 586
Limerick Askeaton 851
Limerick Bruff 700
Limerick Caherconlish 636
Limerick Cappamore 665
Limerick Castleconnell 1414
Limerick Croom 1009
Limerick Foynes 558
Limerick Glin 554
Limerick Hospital 723
Limerick Kilfinane 766
Limerick Kilmallock 1231
Limerick Pallaskenry 519
Limerick Patrickswell 1022
Limerick Rathkeale 1546
Louth Ardee + Environs 3791
Louth Carlingford 647

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Louth Castlebellingham/Kilsaran 792
Louth Dromiskin 629
Louth Dunleer 988
Louth Termonfeckin 530
Mayo Ballinrobe 1309
Mayo Ballyhaunis 1287
Mayo Belmullet 954
Mayo Claremorris 1914
Mayo Crossmolina 1103
Mayo Foxford 944
Mayo Killala 657
Mayo Kiltimagh 917
Mayo Knock 575
Mayo Newport 567
Mayo Swinford 1386
Mayo and Sligo Charlestown-Bellahy 675
Meath Ashbourne 4999
Meath Athboy 1172
Meath Ceannanus Mor (Kells) + Environs 3542
Meath Duleek 1731
Meath Dunboyne 3080
Meath Dunshaughlin 2139
Meath Enfield 566
Meath Oldcastle 826
Meath Ratoath 1061
Meath Slane 688
Meath Summerhill 502
Meath Trim + Environs 4405
Monaghan Ballybay Environs 678
Monaghan Carrickmacross + Environs 3617
Monaghan Castleblayney + Environs 2808
Monaghan Clones + Environs 2170
Offaly Banagher 1414
Offaly Clara 2464
Offaly Daingean 679
Offaly Edenderry + Environs 3825
Offaly Ferbane 1270
Offaly Kilcormac (or Frankford) 889
Roscommon Roscommon + Environs 3915
Sligo Ballisodare 612
Sligo Rosses Point 799
Sligo Strandhill 764
Tipperary, N.R. Ballina 598
Tipperary, N.R. Borrisokane 850
Tipperary, N.R. Borrisoleigh 564
Tipperary, N.R. Littleton 544
Tipperary, N.R. Nenagh + Environs 5913
Tipperary, N.R. Newport 873
Tipperary, N.R. Templemore + Environs 2244
Tipperary, S.R. Ardfinnan 848

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Tipperary, S.R. Cahir 2236
Tipperary, S.R. Cashel + Environs 2687
Tipperary, S.R. Clogheen 518
Tipperary, S.R. Fethard + Environs 1397
Tipperary, S.R. Killenaule 725
Waterford Cappoquin 780
Waterford Dunmore East 1430
Waterford Kilmacthomas 681
Waterford Lismore + Environs 1095
Waterford Passage East 573
Waterford Portlaw 1176
Waterford Tallow 802
Westmeath Castlepollard 888
Westmeath Kilbeggan 627
Westmeath Kinnegad 517
Westmeath Moate 1452
Westmeath Rochfortbridge 724
Wexford Ballygeary (or Rosslare Harbour) 1023
Wexford Bunclody-Carrickduff 1241
Wexford Castlebridge 783
Wexford Ferns 915
Wexford Gorey + Environs 3939
Wexford Rosslare 929
Wexford Taghmon 619
Wicklow Ashford 1215
Wicklow Aughrim 745
Wicklow Baltinglass 1127
Wicklow Blessington 1860
Wicklow Carnew 795
Wicklow Dunlavin 693
Wicklow Enniskerry 1275
Wicklow Kilcoole 2694
Wicklow Kilmacanogue 818
Wicklow Newcastle 763
Wicklow Newtownmountkennedy 2528
Wicklow Rathdrum 1234
Wicklow Rathnew 1437
Wicklow Tinahely 630