This article is from page 15 of the 2011-12-13 edition of The Clare People. OCR mistakes are to be expected so download the original SWF or the rendered page 15 JPG
THE backers of a proposed fivehectare retail development on the outskirts of Ennis say it will have a “limited” impact on existing businesses in Ennis.
Michael Lynch Ltd are seeking planning permission for a large development on the Clare Road/Tobertascain, which it is claimed will create 300 construction jobs.
A retail impact assessment prepared by DPP on behalf of Michael lynch Ltd states that the projected retail turnover for the proposal is estimated to be of the order of € 46.4m.
It states, “In terms of convenience retail floorspace, it is likely that the proposed development will compete with existing Tesco and Aldi, both on Francis Street; Dunnes Stores on O’Connell Street; and Lidl which is located on the Gort Road.”
The report adds “There may be a small amount of diversion from other convenience outlets in the Ennis area but this would be limited. Aside from the big-name operators, most other existing provision is smallscale, local walk-in trade.”
The report was prepared as part of a response to a further information request from Ennis Town Council.
It states that the “proposed development at the Limerick Road, Ennis, consists of an urban development including a mix of retail and office use. The development represents one district centre format of which none currently exists in Ennis despite its status as; hub town….county town for Clare and a recognised need for additional floor space in Ennis in the Mid West Retail Strategy”.
Of the potential impact on town centre businesses, the authors state, “The assessment of retail impact or cumulative retail impact of the proposed development on Ennis Town Centre found that, whilst there would be a small diversion of trade to the proposed foodstore, this would be cushioned by capacity in the retail market and the retention of both Dunnes and Tesco in the town centre and limited competition with the higher-end comparison and specialist retail offer in Ennis town centre.”
The report, continues, “If permitted, the proposed development will contribute to the retail offer of the town and stem retail expenditure leakage to other urban centres.”
The report outlines the retail characteristics of the proposed development. It states that the proposal provides for a total gross retail floorspace of 7,834sqm; the hypermarket provides 3,000sqm net convenience floorspace and 2,411 sqm net comparison floorspace. The ancillary units provide for 481sqm gross retail floorspace.
The report continues, “It is envisaged that the majority of these (retail units and kiosks) would be used for services, restaurants and café and community uses as envisaged by the development plan and the RPG in light of the proposal’s district centre format. For the purposes of calculating retail impact, therefore, we are mainly concerned with the net retail figures for the proposed foodstore.
“However, in the interest of robustness, we estimate that approximately half of the additional floorspace (totaling 520m2) will be given over to small convenience and / or comparison uses and have factored in 130m2 space each to account for these potential occupiers.”
Citing figures from the 2010 retail strategy for the mid-west region, the report states, “The figures would sug- gest that there remains substantial capacity for another large foodstore in town in addition to this proposal and that the residual comparison would be more than sufficient to cater for further substantial higher order comparison floorspace in or close to the town centre on sites such as PS1.
“These results are not surprising when one considers the relative lack of growth in the town’s retail offer over the past 10 years and indeed the lack of any substantive pipeline development as illustrated by the MidWest Retail Strategy Review 2009.”
The authors state that they have received correspondence from Tesco Ireland that confirmed their intention to remain in the Ennis Shopping Centre.
“The letter also points out their own business view of much greater potential in the existing retail market space.”