Town Centre Health Check publication - p3
2.0 Carrickfergus Town Centre
2.1 Maps 6-8 in Appendix A illustrate the land use surveys which were carried out by the Plan team in March 2024.
They show the ground, first and second floor uses for all units within Carrickfergus town centre boundary as defined in the Carrickfergus Area Plan 2001.
Figure B below shows the number of units present for the various town centre uses in Carrickfergus in March 2024 and provides a comparison with the Northern Ireland average.
Figure B Carrickfergus Town Centre Composition
|
Carrickfergus |
Units # 2018 |
Units % 2018 |
Units # 2021 |
Units % 2021 |
Units # 2024 |
Units % 2024 |
NI % average |
|---|---|---|---|---|---|---|---|
|
Convenience |
12 |
4.53% |
8 |
3.14% |
7 |
2.85% |
7.30% |
|
Comparison |
48 |
18.11% |
48 |
18.82% |
41 |
16.67% |
30.07% |
|
Retail Services |
54 |
20.38% |
50 |
19.61% |
53 |
21.54% |
13.86% |
|
Leisure Services |
50 |
18.87% |
60 |
23.53% |
61 |
24.80% |
19.81% |
|
Finance & Business |
32 |
12.08% |
24 |
9.41% |
24 |
9.76% |
8.84% |
|
Vacant |
69 |
26.04% |
65 |
25.49% |
60 |
24.39% |
20.12% |
|
TOTAL |
265 |
100.00% |
255 |
100.00% |
246 |
100.00% |
100.00% |
Source: Mid & East Antrim Borough Council & Experian, 2024
Health Check Assessment for Carrickfergus Town Centre
Description
2.2 Carrickfergus is located in the south-east part of Mid and East Antrim and is a coastal town.
At the time of 2021 Census, the town had a population of 28141 people, making it the second largest settlement in the borough.
The town is serviced by bus and train and is within 30 minute driving time of Belfast.
Overall Composition
2.3 The Carrickfergus Town Centre composition varies quite considerably from the Northern Ireland average composition.
The headline figures are the particularly high vacancy rate which is still well above the Northern Ireland average.
In addition, the town centre has a significantly higher than average proportion of retail services and a steadily increasing number of leisure services, well above the Northern Ireland average.
Convenience & Comparison
2.4 In 2018, there were 12 convenience units counted in Carrickfergus, equating to a proportion of 5.0% of the overall retail units within the town centre boundary.
This number decreased to 8 in 2021 and 7 in 2024, now representing only 2.85% of all units in the town centre, significantly below the NI average of 7.3%.
This reduced number of units is due to the dominance of two large supermarkets within the town centre boundary - Sainsbury’s and Tesco and the loss of some independents.
There may also be convenience competition from LIDL and Marks & Spencer which both are located out of centre on the Belfast Road.
In a similar pattern to convenience units, Carrickfergus has a lower proportion of comparison units than the NI average of 30.07%, accounting for just 16.67% of retail units within the town centre.
Historical data from Experian shows that in 2012, 30.5% of units were comparison goods, but this decreased to 18.82% in 2021 and further declined in 2024 to 16.67%, (Council Surveys), an indication that the town centre has struggled to retain comparison retailers over the last decade or more.
The low proportion of both convenience and comparison retailers within the town centre indicates that there is a deviation from typical town centre retailing opportunities within Carrickfergus Town Centre.
Services
2.5 At the time of the Council’s survey, units offering a Retail Service accounted for 21.54% of retail units within the town centre.
This is considerably higher than the NI average of 13.86% and an indication that the town centre is not as healthy as it could be.
The majority of retail services were health and beauty units.
Leisure services accounted for 24.8% of retail units in the town centre, above the NI average of 19.81%, indicating Carrickfergus town centre has a higher than average level of leisure services, such as restaurants cafes, takeaways, gyms and members clubs etc.
Carrickfergus Town Centre has 9.76% financial and business service units, which is slightly higher than the NI average and very similar to the 2021 figure.
Vacancies
2.6 Carrickfergus has a concerning level of vacant units within the town centre with just under a quarter of retail units currently vacant (24.39%), albeit there was a marginal improvement from the 2021 figure of 25.49%.
This is well above the NI average of 20.12%.
The proportion of vacancies is evident and noticeable when visiting the centre, with some streets having more vacant than occupied units.
Retailer Representation
2.7 Carrickfergus Town has 14 national multiples and major retailers with 12 of them within the town centre.
Experian’s Goad Category Reports historically listed 30 national multiples that had been identified as retailers most likely to improve consumer appeal of a town centres, however Experian have advised that some retailers on the list are no longer trading on the high street or are no longer as prevalent so their list needs updating.
Of the 25 shops on their list still trading or prevalent on the High Street, Carrickfergus Town has 6 trading, with 5 being inside the existing town centre boundary including Boots, New Look, Sainsbury’s, Superdrug and Tesco.
Average Prime Rents
2.8 Recent Council analysis of town centre commercial property rents revealed that most are between £6 and £8 per square foot. (propertypal.com and propertynews.com)
Accessibility
2.9 Both walk in routes and car parking provision are considered to be adequate within the centre, and there are approximately 1138 car parking spaces throughout the town (611 Council run (council survey 2023), and 527 private spaces (Systra survey 2018)).
Park and Ride facilities are available at Carrickfergus Train Station.
Parking facilities are considered to be well signed throughout the town.
The town also has a railway station approximately 0.2 miles from the town centre that provides services to Belfast.
On weekdays there are 33 services to Belfast, whilst there are 30 services on Saturday and 14 services on Sunday.
In addition to trains, numerous bus services both within the town and connecting Carrickfergus with the surrounding towns.
Footfall
2.10 Footfall counters in Carrickfergus are positioned at Market Place, High Street and North Street and figures are monitored and supplied to council by Footfall Analytics (EMEA).
Footfall figures in Carrickfergus town centre have fallen by a remarkable 37.9% from April 2018 to April 2024.
Compared to Ballymena over the same period with a fall of 4.4% and Larne with a fall of 6% from April 2023 to April 2024, every effort should be made to ensure this figure does not fall further.
The Retail policies in the Mid and East Antrim Plan Strategy 2030 aim to protect and sustain the vitality and viability of our established town centres and small town centres so they can perform to their maximum potential in meeting the needs of the citizens and visitors and contribute to the economy of Mid and East Antrim.
They promote established town centres as the appropriate first choice location for retailing and other main town centre uses and require a sequential approach to the identification of sites for retailing and main town centre uses, to minimise the impact of out of centre retailing and to protect and enhance diversity in the range of town centre uses.
These policies need to be rigorously applied particularly in Carrickfergus.
Physical Structure and Constraints
2.11 The Flood Map (Map 9 Appendix 1) shows the potential extent of coastal flooding (Q200) along the coast, which can impact southern parts of the town centre.
The maps also show some incidence of surface water throughout the town centre.
The Carrickfergus constraints map (Map 10, Appendix 1) prepared by the Council identifies defence and industrial heritage assets, sites and monuments, and listed buildings.
These assets are located extensively throughout the centre, constraining development in some parts of this area.
In addition, the majority of the town centre is included within the Area of Archaeological Potential, and the Conservation Area.
Carrickfergus Castle is designated as a historic monument in state care.
Perception of Crime and Safety
2.12 The most recent data available in the ‘Town Centre Database’, published by the Department of Communities reports that in 2022 there were 419 incidences of crime within Carrickfergus Town Centre.
Of the total crimes, 40% were listed as anti-social behaviour, 23% were violence and sexual offences, and 17% were shoplifting.
Environmental Quality
2.13 Public Realm improvement works have been completed at the front of Carrickfergus Civic Centre on Lancasterian Street however the other areas of the town centre that had public realm works completed over 10 years ago are now looking tired, particularly in North Street and West Street.
It seems that constant traffic in these locations has significantly damaged the road surface.
The environmental quality of some areas of Carrickfergus Town Centre suffers due to the overall number of vacant units.
However, there is still potential for the town centre environment to be significantly improved.
It is understood that future City Deal investment may be address some areas of public realm.
Carrickfergus is an area with important historical character and value.
There are several historic sites and monuments and listed buildings throughout the centre, which are within a designated conservation area.
The historic environment is both an opportunity and a constraint in terms of further development within the town centre, but overall, it offers significant potential (particularly with the £48 million City Deal investment) to be utilised more fully to improve the quality of the built environment within the town centre.
Shop and other signage and shopfront treatment in some parts of the Conservation Area is not to the standards outlined in the Carrickfergus Town Plan Alterations Design Supplement.
Given the substantial City Deal investment, every effort should be made to upkeep the highest standards of design in every case as cumulatively a number of substandard designs can affect the overall character of areas of the Conservation Area.
8.7 Whitehead Study Area has 1 national multiple present, namely Gordons chemist.
Average Prime Rents
8.8 Recent Council analysis of commercial centre property rents online, did not reveal any retail property currently to let within the Whitehead Study Area, however a restaurant within the settlement limits of the small town is currently on the market £2300 per month for a 2,400 sq. ft area which equates to commercial letting of £11.50 per square foot (propertypal.com and propertynews.com)
Accessibility
8.9 Buses stop several times daily at the bus and train station in whitehead on route to and from surrounding towns and villages.
There is parking for 45 vehicles at the park and ride facilities adjacent to the train station and the train stops 32 times Monday to Friday in each direction from Larne to Belfast, 31 times on a Saturday and 14 times on a Sunday.
There are 4 council run carparks in Whitehead offering a total of 195 spaces along with 17 spaces at the community centre carpark on Balmoral Avenue.
Footfall
8.10 There are no council run footfall counters in Whitehead presently.
Physical Structure and Constraints
8.11 The Flood Map (Map 39 Appendix A) shows the potential for a small amount of surface water flooding within the study area.
There are a number of listed buildings within and surrounding the study area in Whitehead.
There are 3 industrial heritage assets located within the study area.
Whitehead Conservation area completely encapsulates the study area (map 40 Appendix A).
These features may impact upon development.
Perception of Crime and Safety
8.12 The ‘Town Centre Database’, published by the Department of Communities does not report crime statistics for Whitehead.
Environmental Quality
8.13 A environmental quality project in Whitehead enhanced the coastal park/promenade, an area crucial for the connectivity it offers visitors/locals between Whitehead’s main coastal attractions and the commercial heart of the town.
It was envisaged that the scheme would be the first stage in a longer-term plan to improve facilities at the coastal park/promenade.
The commercial heart of the town is pleasant in terms of environmental quality and footpaths are a good standard.
Occasional planters and seats along Kings Road are a welcoming feature.