1.4 Urban Regeneration

1.4 Urban Regeneration

(See also  Volume 1, Chapter 4 – Town & Villages)

1.4.1 Town Centre and Public Realm Strategy

The economic and social role of Tralee has been determined by its position as the main urban centre in County Kerry. The modern town centre is the retail, commercial and administrative core of the town and also contains a large portion of the town’s archaeology, recreational facilities, culture and architectural heritage. The town centre also links adjacent areas which are geographically connected or have a direct impact on the centre both in terms of historical development and functional inter-relationships. The health of the town centre often symbolises the health of the town itself. It is therefore critical to maintain the vibrancy and vitality of the town centre, from a commercial, social and environmental viewpoint.

Kerry County Council has been successful in securing funds under the Urban Regeneration Development Fund (URDF) 2020.  This funding goes towards key town centre projects that will enable the town to achieve its overall aim of becoming a Key Regional Economic Driver and ‘Destination Town’.

In order to deliver the vision for Tralee as a vibrant town, this plan places a strong focus on town centre development, placemaking, retail and urban regeneration opportunities and public realm enhancements. In particular this plan identifies a number of sites that present opportunities for urban renewal and regeneration (See Tralee Town Centre; Map 1.5).  These designated areas benefit from a reduction in development contributions as outlined in the development contributions Scheme 2017.

As part of this the council will facilitate the sustainable redevelopment of back land, infill, vacant and derelict sites throughout the town. It will encourage the construction of well-designed apartments/residential units, subject to achieving a high quality of living accommodation and provision of amenity space for residents. Amenity space/public realm will use a co-benefits approach to include for the protection, enhancement and creation of biodiversity including nature-based solutions for management of water run-off, actions from the All Ireland Pollinator Plan and where compatible with the town’s architectural heritage, installing swift nest boxes.

In addition to identifying regeneration sites and opportunity sites in the plan and providing a significant incentive through development contributions reductions; Kerry County Council has been very pro-active in developing and advancing a number of projects and plans for Tralee. These are outlined below:

• Position Tralee as a Regional Economic Driver and Destination Town
• Tralee Public Realm Strategy
• Regeneration Neighbourhoods
• The Island of Geese
• Mitchel’s Regeneration
• Plan for Growth

The Local Authority recognises the need to strengthen Tralee’s sense of place and identity through the enhancement of the town centre by the development of a well-connected, high quality network of streets and spaces for all users, through the animation of its heritage and the development of strong linkages to the surrounding coastal landscape.

Fundamental to the creation of a new identity and regeneration of Tralee Town Centre is the requirement to improve the condition of its public realm – its streets, footpaths, cycleways and laneways. The Local Authority is seeking to address this issue in a coordinated, integrated and comprehensive manner. The vision for Tralee Town Centre’s public realm is now expressed in the Tralee Public Realm Strategy 2018:

“An enhanced public realm for Tralee Town Centre which acts as a canvas for promoting activities, business and vitality and strengthens the heritage, identity and character, through a well-designed series of streets and spaces that feel inviting, safe and a place people want to be.”

1. Define and expand, where appropriate, the ‘core’ of the town centre
2. Improve routes in, out and through the town centre to strengthen connections to key buildings, spaces, the railway station and car parks
3. Improve routes around the centre through the promotion of the lanes, making people explore and spend more time in Tralee
4. Identify and define key spaces to help promote activities and ensure a vibrant town centre
5. Remove unnecessary clutter and simplify the public realm design”

This plan places public realm improvements at the centre of Tralee Town Centre Regeneration. The Local Authority has identified a series of proposed regeneration objectives that combine to contribute to one large re-imagined vision for the town, while creating the circumstances for new activities, business, life and experiences to emerge. Significant investment has been allocated and works have already taken place in Tralee

1.4.1.1 Tralee Town Centre Public Realm Improvements Phases I and II   

Funded by Kerry County Council and the Urban Regeneration and Development Fund (URDF), the Tralee Pavements Phase II – ‘Russell Street and Bridge Street’ project will build on the success of Phase I – ‘The Mall’ which involved the development of pedestrian priority ‘shared space’ enabling pedestrians to move freely while reducing the priority of vehicles.  

Proposals for Russell St/Bridge St

Phase II (Russell/Bridge Street) will see a total of investment of €3.4 m on top of the €3.5m investment of Phase I (The Mall).

1.4.1.2 Tralee Town Centre Public Realm Improvements Phase III

The Phase III proposal includes a combination of pavement finishes and levels. Road widths are being reduced to slow traffic movements and footpaths widths are being increased to enhance pedestrian safety. The proposals will provide pedestrian friendly linkages between the Island of Geese site and the Tralee Town Centre. Mixed/Shared roadways have been designed to encourage cyclists to take to the lanes at the following locations:

• Godfrey Place, Staughton’s Row, Bridge Place
• New Road and Island of Geese Road
• Bridge Lane
• Bill Booley’s Lane
• Lower Rock Street
• Lower Castle Street

Proposals for New Road & Island of Geese

1.4.1.3 Tralee Town Square

The Square facilitates everyday commuters, shoppers and visitors as well as events, gatherings, markets, stalls and festivals. The Local Authority will facilitate a transformative intervention in the Town Square which will serve to upgrade the historical town centre in conjunction with the creation of the new urban linear park in the island of Geese.

Map 1.1: Tralee Town Square _{(click to enlarge)}

1.4.1.4 Market Quarter 

Market Quarter regeneration involves the re-imagining of ca 3.6 ha’s of town centre commercial and residential property. The area is defined largely by narrow laneways and streets. The removal and realignment of vehicular traffic together with public realm investment will help realise the potential of the area and build on recent small locally based and Kerry County Council supported community streetscape improvement initiatives.

Map 1.2: Market Quarter _{(click to enlarge)}

Kerry County Council proposes to create a new urban dynamic in the area, which maximises the potential of its character. By expanding the upgraded high-quality finish of the public realm, pedestrianizing the lanes and creating a new plaza, Kerry County Council will promote the Quarter as a “creative” and “cultural” hotspot within the town.

Indicative Proposals for the Market Quarter

1.4.1.5 Casement Plaza

Kerry County Council proposes a landmark re-invention of space on the southern aspect of the Casement Train & Bus Stations thereby encouraging more users to arrive / depart by public transport to and from Tralee Town Centre via this Transport and Tourism Hub. The development of this transformative proposal will be incorporated into the John-Joe Sheehy Road Masterplan.

Map 1.3: Casement Plaza _{(click to enlarge)}

Kerry County Council has identified the significance of this Transport Hub to the sustainable growth of Tralee and Kerry as a whole. With the inevitable shift to alternative modes of transport, this Transport Hub will be a transformative gateway for the town and the County.

Indicative Proposals for Casement Plaza

1.4.1.6 Austin Stack Plaza

The proposed Austin Stack GAA Plaza is located at the eastern end of the John Joe Sheehy Rd adjoining Austin Stack GAA Stadium.

Map 1.4: Austin Stack Plaza _{(click to enlarge)}

The proposal would activate an isolated redundant, brownfield site by providing a new creative and civic use. The new public realm would transform the pedestrian linkages and permeability of the entire area for local residents and for attendees from around the county and country on matchdays.

Indicative Proposals for Austin Stack Plaza

The listed projects and initiatives aim to enhance the Tralee experience, increase footfall, business and open up Tralee, making it more accessible and attractive to shoppers, residents, visitors and investors.

1.4.2 Town Centre Regeneration

The Local Authority will facilitate the regeneration of Tralee as a regional economic driver through promotion of high-quality employment spaces, residential opportunities, excellent quality environment, public realm, leisure and amenity areas. The Local Authority aims to meet its regional growth targets as identified in the Regional Spatial and Economic Strategy in a consolidated urban form with the development of the Island of Geese and the development of brownfield infill sites such as those to be contained in the master-plan for the John Joe Sheehy Road area and by planning for the renewal of strong links to  the coast (via Tralee shipping canal), and through the redevelopment of the town square as an all-weather town centre location. 

This plan has identified a number of areas of Tralee Town Centre that have the potential for regeneration and in particular traditional town centre and main street areas and how they relate to the expanded town. There are many opportunities and national schemes, in place and emerging, to address decay and dereliction and make town centres attractive and desirable places to visit and live.

1.4.2.1 Living Over the Shop

The Council will consider a reduction in open space and car parking standards in Tralee for “living over the shop” accommodation proposals in Regeneration areas subject to protecting residential amenity, where considered appropriate by the Planning Authority.

1.4.2.2 Pilot Shopfront Enhancement Grant Scheme

Shopfronts are an integral part of our streetscapes and well-maintained shopfronts of suitable design are essential in providing an attractive and vibrant place in which to do business, work, shop and carry out leisure and entertainment activities.

In recognition and promotion of this, Kerry County Council has developed a Pilot Shopfront Enhancement Grant Scheme for Upper & Lower Castle Street in Tralee Town aimed at:

• Supporting the vitality and viability of Tralee Town Centre thereby contributing to a high standard of design.
• Supporting competitiveness and choice in the retail sector commensurate with promoting the vitality and viability of the town centre.
• Contributing to the enhancement of the aesthetics and character for the overall betterment of the town through a collective and coherent approach.
• Encouraging best practice approaches to shopfront maintenance and presentation.

1.4.3 Regeneration Areas

1.4.3.1 Town Centre First approach

The Housing for All Plan advocates a Town Centre First approach which promotes town centre regeneration as a mechanism to encourage more people to live and work in the core of our settlements. This Government Plan aligns with the NPF and supports the prioritisation of brownfield, vacant properties, regeneration areas and infill sites identified in this plan. In addition, a reduction in development contributions shall apply to these sites in accordance with Kerry Development Contributions Scheme 2017. It is an objective of this plan to facilitate and support the identified actions specified in the Housing for All Plan.

A number of town centre streets have been identified containing vacant properties that can be brought back into use as new homes/commercial/social activity. The renovation and re-use of these properties will significantly improve Tralee’s streetscape along with improvements to adjoining shopfronts. (see also Chapter 4 Towns & Villages).

Map 1.5: Tralee Town Centre & Regeneration Areas _{(click to enlarge)}

1.4.3.2 The Island of Geese

Map 1.6: The Island of Geese _{(click to enlarge)}

The Island of Geese project represents a potentially significant transformation to the town centre of Tralee and is co-funded by the ERDF (through the ROP 2014 – 2020, Designated Urban Centre Grant Scheme) and Kerry County Council. The area is undergoing a €3m transformation from the derelict old Denny Bacon factory site to an architecturally designed urban linear public realm space.

It is Kerry County Council’s aspiration to develop a new urban mixed-use quarter at The Island of Geese site on this publicly owned land, integrating with and in the context of the broader master plan area for Tralee Town Centre in a socially inclusive and sustainable manner, which will:

1. Promote the regeneration of the Tralee Town Centre through the development of The Island of Geese, the enhancement of its physical fabric, and the transformation of its image so that it and Tralee Town Centre become an attractive place for all those living in, working in and visiting the area. This will require a healthy mix of uses, which may include for example, educational, employment, residential, enterprise development, tourism, arts/culture, sports/ recreational and social / community uses to help revitalise the town centre.
2. Promote the regeneration of the Tralee Town Centre West area as a vibrant and socially inclusive area through the development of a new public amenity/public realm space as a focal point for the centre of the town by facilitating a vibrant (daytime & evening) economy, by embracing the arts and creative industries and by exploring the provision of an outdoor market.
3. Promote the development of a vibrant and inclusive town centre area and a well-defined sense of place which retains its past industrial urban character, its cultural and built heritage.

Island of Geese Linear Park Public Realm Space

1.4.3.3 Mitchel’s Regeneration

In 2004, Tralee Town Council identified the Mitchel’s/Boherbee area of the town as being in need of major regeneration in order to deal with the underlying physical, economic and social problems that have affected the area.

This major ongoing transformative regeneration project with €45m expenditure to date has and will continue to define a standard for best practice in regeneration. In 2017 the then Minister for Housing, Planning, Community & Local Government Simon Coveney described the multi-million euro Mitchel’s Regeneration Project in Tralee ‘as a model for community regeneration and housing policy in Ireland in which private and social housing will exist side by side’. The multi-agency approach to dealing with the challenges in the area with Local Government, Health Service Executive, Kerry ETB, the Gardai, the Local Development Sector acting in partnership with the local community has enabled resolutions to be found of many of long-standing issues which have impacted negatively on the community.

To date the Regeneration Project has delivered a suite of community, social and residential property solutions, through new build, refurbishment and energy upgrades. The refurbishment of Moyderwell Convent as a Day Care Centre, with an accompanying sheltered housing complex of 56 apartments has ensured a long-term sustainable use of this historic protected structure. The development of Áras an Phobal provides a community and service resource for the wider population and has helped in transforming the image of the area. Social and Voluntary housing projects have delivered high quality residential solutions in an urban environment. Energy upgrades and a sustainable wood chip district heating system have significantly impacted on fuel poverty in the area. Public realm improvements, the provision of allotments, skills development and promotion of the heritage and history of the area have all enhanced community solidarity and engagement.

The Master Plan for the Regeneration Area includes the following major elements which are to be delivered:

• Secondary Gaelscoil 600 pupils (under construction)
• Ballymullen to Clash Inner Relief Road (under construction)
• Voluntary Housing Projects (Cluid Project under construction)
• Community & Enterprise Building
• Sporting facilities (Boxing Club)
• Public Realm upgrade (ongoing)
• Parks & Open Space enhancement

The Master Plan will continue to be updated in consultation with the local community and its implementation and delivery will be supported by this plan.

Mitchel’s Regeneration Masterplan

1.4.3.4 John Joe Sheehy Road

The John Joe Sheehy Road area contains a number of backland areas, vacant sites and former industrial/transportation lands.  This area contains the major transport hub of the Town with the train and bus station located at its western end. In addition, the area will also function as a major greenway hub once the Tralee - Fenit and Big River – MTU Greenways are completed.

The John Joe Sheehy road also forms a link corridor between two important gateway vistas to the Town including Casement Station / Listowel Road and at its junction with Boherbue. Both areas have been identified in this plan as areas earmarked for public realm improvements to enable these areas to function as new civic spaces.

These lands collectively therefore offer a significant opportunity for regeneration and residential development in this edge of centre location. The area along the southern side of John Joe Sheehy Road includes some vacant derelict buildings and sizable linear lands to the rear and side of properties which, if combined offer significant potential for development that harness its prime location in the town. Similarly, state-owned CIE lands offer significant residential development opportunities north of the road at a location adjacent to a major transport hub.

The fragmented pattern of landownership in these areas, however, makes the co-ordinated development of these areas challenging. To maximise the potential of these undeveloped and brownfield lands surrounding this major public transport and cycling hub coupled with the planned two civic spaces it is essential that a detailed Master Plan is prepared and adopted. This Master Plan will take cognisance of this edge of centre location, the existing public transport hub, planned cycleways and new civic spaces to provide a planning framework to enable a new sustainable residential urban quarter that prioritises walking, cycling and permeability to surrounding areas.

Map 1.7: John Joe Sheehy Road Masterplan Area _{(click to enlarge)}