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 PlanLengthMaps and drawingsProposed designationsPhotographsConsultantsOther works

12. Co-ordination, Partnership and Consultation

13. Implementation

APPENDIX I: TAX INCENTIVES

APPENDIX II: ESSENTIALS OF TOWNSCAPE1 ENJOYING TOWNSCAPE2 INFORMAL TOWNSCAPE AND HIDDEN QUALITY3 THE POWER OF SIMPLE ELEMENTS4 RELATIVE PRIORITY IN THE COMPONENTS OF TOWNSCAPE5 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 restoring the built heritage will also be a major focus of the new scheme; several Irish

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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 RenewalLocal 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

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which can 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 category in individual county as outlined

in Appendix V

Maximum number of towns for which Town Renewal Plans can be submitted in the first phase of the

schemeLess than 6 eligible towns in County 36 - 10 eligible towns in County 411-20 eligible towns in County 5More 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

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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

Refurbishment100% 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.

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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

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particularly exciting. We refer to this as serial vision.

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APPENDIX III

TOWNS ELIGIBLE TO PARTICIPATE IN SCHEME

County Town Population 1996

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

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

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

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

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

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