1. 21st Century Towns
Mobilising for change
Fostering Resilience
Place Identity and Character
Built Heritage
Life between Buildings
Creativity and Culture
Sustainable Economies
A presentation to Carlow Town Council on the town centre design workshop co-
ordinated by Icecream Architecture and Meme Architecture & Design in October
2011 and the resultant report prepared by Icecream Architecture.
Emma Geoghegan
Meme Architecture & Design, Carlow
www.meme.ie
2. Place Matters
A creative design charette with
Date: Carlow Town Centre Traders Association
19th October
As part of the nationwide travelling ‘Architectural Circus’
Time: project, a creative community workshop exploring the
5.30 pm - 8.30 pm latent potential of the everyday spaces and places of
the town centre, will happen in Carlow during October.
Venue: The workshop will be an open inclusive event to seek
Reddys, Tullow St, local views and arrive at ideas through discussion,
collaboration and creativity.
Carlow
Every place matters, and the intention of this workshop
is to foster and encourage a critical awareness of what
makes a successful place. At the heart of any successful
response to the challenges facing our town centres
must be a recognition of the uniqueness of place and
that distinctive places are created and shaped by
those who use them. Examples of strategies adopted
in other towns will be discussed and explored. This is
an opportunity to collaboratively ‘map’ the assets of
Carlow town centre and discuss shared aspirations for
it as a place to live and work.
At this stage we are seeking interested parties to get
involved in order to achieve the most from this event. For
more details contact Des at des@icecreamarchitecture.
com or Emma at emma@meme.ie and 087 9601135
www.meme.ie
6. Identity Identity
Connectivity
Public Realm
Trading Realm
“once you get to Carlow Process
it’s attractive to stay
here compared with
other towns, but active
marketing about Carlow
could improve its image”
It was agreed that Carlow has long been regarded as a market town, to which
inhabitants from the surrounding area would come in order to trade and
socialize. The central heart of the town has been Tullow St with a focus of trade
surrounding the Potato Market. Traditionally the town centre was dominated by
family run business’ that lived closeby and offered local products and services.
Today, the town centre hosts very few local residents, with the majority of those
being ageing or elderly. Many traders believe Carlow’s town-centre has become
a ‘night-spot’ that caters more for socializing than a trading clientele. The shift
from trade to leisure offerings in the centre of town was a cause for concern for
some participants who felt that the centre needed to maintain a mix of qualities.
The town centre should be
known for its local trade
whilst also offering a dynamic
area for various leisure
opportunities. The Farmers
Market (left) and the diversity
of shops and leisure venues
(right) are positive influences
on the vibrancy of Carlow’s
Identity
The group agreed that Carlow is regarded as a safe town in which visitors who
find it attractive are encouraged to stay. There was believed to be a healthy
balance between localised comfort and outward thinking among inhabitants.
Carlow needs to promote the positives that exist within the town. Aspirations
and progressive ideas need to be collated into an identifiable direction that is
actioned by a collaboration of governance, town traders, residents, students
and college staff, community groups, local creatives and tradespeople.
www.meme.ie
8. Diversity matters for local economic resilience. Locally rooted, independent
retailers relate differently to the communities they serve. In economic
terms, more of the money spent in them is liable to stay and re-circulate
in the local area. They are more likely to support other local businesses
too, rather than procuring the goods and services they need from other
remote national and international suppliers. In difficult times, locally rooted
stores are also more likely to go to greater lengths to remain open, doing
whatever they can to keep trading. (NEF, Re-imagining our High Streets)
www.meme.ie
12. Public Realm “If you asked people twenty years ago why they came into the city,
they would have said it was to shop. But if you ask them today, they
would say it was because they wanted to go into town” Jan Gehl
www.meme.ie
13. Trading Realm
“Carlow needs to physically unify all its
trading areas and then signpost and
enliven the routes between them”
With the opening of Carlow Shopping Centre and most recently the Fairgreen
Shopping Centre in 2003; trade has expanded beyond the initial town centre
district of Tullow St, Kennedy Avenue and the Potato Market. This expansion
and the availability of accessible parking has created a shift in trading activity
towards the shopping centre and has had a knock on effect on the vibrancy
and appeal of the traditional trading areas. In order to encourage an integrated
consumer experience that promotes a cohesive trading realm; shopping routes
need to be encouraged between the main nodal points of trade. Signage and
guided routes should direct shoppers between these areas and dormant spaces
that disjoint these paths should be enlivened to create a progression from one
space to the next.
The trading area has grown
and shifted from the town
centre without cohesive
planning. The shopping
centres (below) and main
streets (above) should
compliment each others
individuality
www.meme.ie
14. 06 { The 100 best towns and cities in Ireland
}
MEDIA PARTNERS RETAIL PARTNERS
The
MEDIA PARTNERS RETAIL PARTNERS
Ireland’s Top 25 towns
The results are in
With the results Town / City County Total Total Citizen Citizen Stakeholder Stakeholder A closer look
in from the Retail Score Rank Score (%) Rank Score (%) Rank With a total score of 85.61 per cent, Westport
finished top of the Retail Excellence
Excellence Ireland Westport
Killarney
Mayo
Kerry
85.61%
84.58%
1
2
87.62%
87.89%
2
1
80.93%
76.84%
2
8
Ireland (REI) ‘100 Best Towns and Cities
in Ireland’ survey. But what is it about the
‘100 Best Towns Swords
Ashbourne
Dublin
Meath
83.92%
82.28%
3
4
85.21%
84.58%
3
4
80.91%
76.89%
3
7
Co Mayo town that makes it so special?
Citizens and stakeholders of each town and
and Cities in Ireland’ Dungarvan
Carrickmacross
Waterford
Monaghan
80.40%
80.10%
5
6
81.77%
78.36%
5
11
77.20%
84.15%
6
1
city were asked to take part in a survey.
In the survey they were requested to rate
survey, Westport Clonakilty
Malahide
Cork
Dublin
79.31%
78.07%
7
8
78.90%
79.11%
10
9
80.25%
75.65%
4
10
their town or city by variables from one
to five (one meaning strongly disagreeing
was handed the title Best towns and cities in Ireland
Skerries Dublin 78.06% 9 79.27% 7 75.25% 12 with the question asked and five meaning
Listowel Kerry 77.55% 10 79.15% 8 73.82% 13 strongly agreeing with it). Amongst the
of Ireland’s best Kilkenny City
Castleknock
Kilkenny
Dublin
76.54%
76.50%
11
12
75.24%
77.76%
15
12
79.59%
73.57%
5
14
variables under focus were car parking,
presentation, safety and town identity.
town. But what Tramore
Galway City
Waterford
Galway
75.06%
75.02%
13
14
80.51%
77.31%
6
14
62.33%
69.69%
58
19
When the results came in, REI turned the
average response into a percentage. In other
makes Westport Tullamore
Wexford
Offaly
Wexford
74.48%
74.04%
15
16
77.63%
73.40%
13
21
67.13%
75.54%
35
11
words; 100 per cent indicates a total yes for
a question and zero per cent indicates a total
different and how Ratoath
CarrickonShan.
Meath
Leitrim
73.99%
73.00%
17
18
72.98%
74.17%
23
18
76.34%
70.27%
9
17
no. In that context, Westport’s 85.61 per cent
is a very positive overall response indeed.
did REI arrive at Cobh
Kinsale
Cork
Cork
71.80%
71.45%
19
20
74.06%
72.75%
19
24
66.52%
68.43%
43
25
their decision? Monaghan
Midleton
Monaghan
Cork
71.34%
71.21%
21
22
74.38%
72.53%
17
26
64.24%
68.13%
50
27
Key Questions
Cork City Cork 70.78% 23 72.08% 27 67.74% 30 1 Is there an abundant number of
Letterkenny Donegal 70.77% 24 73.41% 20 64.61% 48 car parking spaces available?
Carlow Carlow 70.47% 25 74.38% 16 61.33% 65
2 Is car parking competitively priced?
3 Has the town/city a unique and
Understanding the results Retail attractive streetscape?
Each of the Top 25 towns benefits from a The survey made some very interesting
balanced retail mix of multiple retailers. discoveries. Firstly, it found that dining 4 Is this town/city well presented
This drives footfall to the town. They also and entertainment play an important role and maintained?
benefit from independent retailers which in any town or city, especially for male
give the town character and personality. customers. It also showed that customers 5 Has this town/city a large number of
Crucially, each town scored highly in plan their shopping trips from home more quality retail stores to choose from?
important ‘peace of mind’ aspects such as than from their place of work or education.
safety, security and family friendliness. Mature customers are more engaged 6 Has this town/city a large number of
Many of the Top 25 towns have also with the streetscape and presentation quality restaurants & pubs to choose from?
competed successfully in the Tidy than their younger counterparts, while
Towns competition, something which citizens living in commuter towns are less 7 Is there a lot to do and see
generally demonstrates that there is a engaged with their town centre. Due to in this town/city?
collaborative spirit within the town. this lack of engagement the report claims
None of the towns have been exposed that customers in commuter towns are less 8 Do you feel safe and secure when
to significant out-of-town planning, likely to shop and dine in their town. you visit this town/city?
thus much of the commercial activity The report has also found that promotional
is confined to the town centre. and event-based activity will drive local 9 Is this town/city family friendly?
citizens to visit provincial towns and
Understanding the data cities. Such activity will have far less effect 10 Is this town/city my first choice
There were many key factors which in commuter and suburban towns. destination for shopping?
determined why each of the Top 25 towns
were a cut above the rest. The report Car parking 11 Is this town/city my first choice
has found that with the exception of Car parking availability and price is an destination for dining & entertainment?
Visit
where you live, the fundamental driver important determinant of a town visit,
e.ie of customers to a town is the standard especially for those travelling 11-20km. 12 Are there many events and promotions
xcellenc of the mix of retail units there. Frequent shoppers rate car parking
w.retaile I Town
being run in this town/city?
availability as an important factor in
ww The report outlined a
he RE their choice of town, while less frequent 13 Does this town/city have a
to read t nagement shoppers (once every two weeks) rate car unique and positive image?
ity Ma number of key factors parking price as an important determinant.
and C rk
Middle-aged people are most engaged
Understanding
Framewo
Safety with the subjects of car parking price and
The survey found that suburban towns are
viewed by citizens as the safest places to
availability as, on average, they’re more car-
dependant than younger and older citizens. the Data
live. Provincial towns rated second while Customers in provincial towns are n The national town and city average
commuter towns came third. REI notes more likely to visit that town if car n Town or city results
www.meme.ie
that it’s “not surprising to see that cities parking is reasonably priced, accessible
have been rated as the most unsafe”. and if the standard of retailer is good.
16. Process so far:
- Consult with potential start-ups and
organisations about who needs what to get
started (left: Ideas Bakery)
- Develop relationships with all relevant
stakeholders
- Secure an incubator space on the High Street
(below: Empty Tax Office)
- Crowd Fund Sourcing and Grant Applications
- Engage with existing businesses to include
their support, resources and knowledge
Aims:
- Develop an incubator hub for start-up
businesses
- Broker high-street spaces for temporary
trading with support and incentives
- Create studio spaces for creative industries
- Provide signposting to business support and
develop mentor scheme
- Develop a showcase of Stirling’s produce for
tourists and potential investors
www.meme.ie
17. Process:
- Seed funding (£5k) from Council
- Negotiated peppercorn rent from landlord
- Rates covered by Council through C.I.C.
- Garnered donated support from local businesses
(plumbing,electrical,signage,supply of wood)
- Open call for participants who paid nominal rent
- Artist’s manned the shop
- Icecream Architecture delivered facilitatory role
Outcomes:
- Initial pop-up shop is now permanent
- Reuse of empty shop unit
- Brought creative community together
- Provided a platform for retail of artist’s work
www.meme.ie
18. “small interventions should encourage
Process Westport - Town Architect, Community Groups
change; with concerts and family events to
promote a sense of community in the town
centre”
There was acceptance that Carlow has been expanding for the past 20 years
and that now, with uncertain growth in the near future, there is an essential op-
portunity to set down a direction for the coming 5-15 years. The many commu-
nities of Carlow need to be brought together in order to develop an integral and
considered plan that ensures the town continues to progress through economic
Dundalk - Town Centre Manager difficulties.
BID/Autonomous Kinsale - Transition Town
“Carlow as a whole, needs to come to-
gether and create aspirations, progressive
ideas and forward thinking proposals”
This planning process should coincide with a simultaneous schedule of events
Stirling - Community Interest Corporation CIC that encourage signs of life within the town. The ongoing plan
and milestones
should be reflected through these events and in turn the milestones can act as
a benchmark to ascertain the successes and challenges of the overall process.
“there should be increased dialogue and
communication between the Town Council,
the Traders Group and other community
Ambitions for the Process
bodies”
- communication is constant between governance and community
The process of change implementation was discussed in detail during the work-
bodies
shop. It was felt that a fully democratic and inclusive process of participatory
consultation should be developed between the Local Authority and all who care - a cohesion strategy and framework has been produced to guide
about the future success of the town. It was felt that perhaps local interest development
groups, such as the Town Traders should be more proactive in making pro-
posals for change. This may assist in developing a progressive and forward
thinking dialogue between these parties. It was felt that the Town Council could - Carlow’s identity has evolved from small interventions involving
articulate whether there is a plan or aspiration for the future identity of Carlow strengthened relationships and incremental community driven needs
Centre and Tullow Street in particular.
While the scale of the challenge appears daunting and the current economic
context prohibitive, it was acknowledged that small scale incremental changes
and interventions could have a very positive effect on the character and identity
of the town.
www.meme.ie
19. Critical Success Factors for successful towns*
Building on local comparative advantages
Promoting a sense of place (history, culture, and regional cultural landscapes)
Promoting rhythm and seasonality
Promoting local products
Promoting outdoor activity
Promoting third places - social life of the town
Taking care of the physical fabric of the town (including conservation measures, improving pedestrian access, establishing
open green spaces with more trees, fewer hard surfaces, and consolidation of cars and parking)
Promoting eco-friendly behaviours and investing in environmentally sensible infrastructure
Being attentive to the needs of locals and newcomers and visitors
Finding sustainable ways to make long term investments in the community’s social, economic and environmental
infrastructure
* Heike Mayer, Paul Knox (Small Town Sustainability, Economic, Social and Environmental Innovation)
www.meme.ie