Town Centre Health Check publication

Retailing and Town Centre Profile

Introduction

Retail Hierarchy of the Mid and East Antrim Borough Council Plan Strategy 2030.

Strategic Policy SGS7 ‘Retail Hierarchy’ sets out the network and hierarchy of centres (termed the retail hierarchy) in the Plan Strategy 2030 and table 5.6 on page 74 describes how the hierarchy is broken down into 4 tiers and which uses are considered acceptable in each tier. The top tier titled ‘Town Centres’ refers to the 3 largest town centres in the borough, namely Ballymena, Carrickfergus, and Larne. Town centre health checks have previously been carried out in these 3 towns, historically by the Department of Environment (using consultants GL Hearn) and more recently by council in conjunction with retail consultants Nexus, during the preparation of the MEA Retail and Commercial Leisure Study 2019, which formed part of council’s evidence base for the Local Development Plan. The second tier consists of 5 ‘small town centres’ namely Ahoghill, Broughshane, Cullybackey, Portglenone and Whitehead. Historically town centre health checks have not been carried out in these 5 locations as there were previously designated as villages in their respective Area Plans and therefore do not have designated town centre boundaries. This therefore means the data available will be more limited and no previous data will be available to compare with, to establish trends, for example in town centre composition or vacancy rates until they are reviewed again in 2 years’ time. Portglenone is designated as a small town in the Retail Hierarchy due to its significant retail offer but for clarity it remains designated as a village in the settlement hierarchy due to its population size.

In the Ballymena Area Plan 1986-2001 however, Ahoghill, Broughshane, Cullybackey and Portglenone do have commercial centres identified on their respective area plan maps. So, for the purposes of this town centre health check, the extent of those commercial centres will be used for town centre health check assessment until such times as new town centre boundaries are designated in the Local Policies Plan (LPP).

Whitehead is the only remaining small town without a commercial centre identified in its respective Area Plan (Carrickfergus Area Plan 2001). However, as part of the Urban Capacity Study carried out for all Mid and East Antrim settlements in 2018, character areas were identified according to guidance in PPS12. Areas with a relatively higher propensity for change were known as Type 4 Character areas. They included town centres, mixed use areas and transitional areas. In this study they generally correlated with designated town and commercial centres, however in the absence of a defined town centre in Whitehead, survey work was used to define the extent of the area with the highest propensity to change and it was defined a Type 4 character area. see map 36 Appendix A). This defined area will be known as ‘the study area’ for the purposes of the town centre health check survey. A new town centre boundary will be proposed in the draft LPP, following further site work and analysis of the central area of Whitehead.

1.0 Ballymena Town Centre

1.1 Maps 1-3 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 Ballymena town centre boundary as defined in the Ballymena Area Plan 1986-2001. Figure A below shows the number of units present for the various town centre uses in Ballymena in March 2024 and provides a comparison with the Northern Ireland average (Experian GOAD).

Figure A Ballymena Town Centre Composition

Ballymena	Units # 2018	Units % 2018	Units # 2021	Units % 2021	Units # 2024	Units % 2024	NI % average
Convenience	29	4.79%	36	5.99%	38	6.81%	7.30%
Comparison	184	30.41%	168	27.95%	176	31.54%	30.07%
Retail Services	110	18.18%	91	15.14%	93	16.67%	13.86%
Leisure Services	88	14.55%	99	16.47%	93	16.67%	19.81%
Finance & Business	69	11.40%	58	9.65%	51	9.14%	8.84%
Vacant	125	20.66%	149	24.79%	107	19.18%	20.12%
TOTAL	605	100.00%	601	100.00%	558	100.00%	100.00%

Source: Mid & East Antrim Borough Council & Experian, 2024

Health Check Assessment for Ballymena Town Centre

Description

1.2 Ballymena is the main town and largest settlement within MEA Borough with a population of 31,205. Ballymena town centre is broadly defined by Parkway to the north, the A26 to the west, Braid River in the south and Broughshane Street/Church Street to the east.Ballymena is identified as being a Sub Regional Town and Main Hub in the Regional Development Strategy. The town has an excellent location on the edge of BMUA with easy access to ports and airports. The town is located on the main route between Belfast and the important tourism attractions of the north coast.

Overall Composition

1.3 Ballymena town centre is the largest in MEA borough and had 558 retail units within the town centre at the time of the town centre health checks in March 2024. Ballymena has the most comprehensive and diverse offer of retail and services, of the three main towns in the borough and as a result, is the most popular of the three. There are two main shopping centres within the town centre boundary: the Fairhill Centre and the Tower Centre. They are both very popular and have both manged to fill most of the vacancies that existed over the last few years, especially given the high number of vacancies that were recorded in the Fairhill Centre in 2021. Braidwater Retail Park is also located on the edge of the town centre boundary, partially in, and partially out.

Convenience & Comparison

1.4 Convenience goods retail units in the town centre make up 6.81 % of retail units which is marginally below the NI average of 7.3%. This slightly low proportion of convenience goods in the town centre is a general trend across the Borough. This is partly due to the prominence of large format convenience retail in the Borough, and the dominance of mostly out of centre supermarkets. In Ballymena for example, Tesco, located out of the town centre at Larne Road Link dominates the convenience goods market. Historical composition data for Ballymena (Experian 2018) indicated that the proportion of convenience goods stores was 30.41%, falling to 27.95% in 2021 (Council Survey), however it has surpassed the pre covid figure in 2024 and is now 31.54 % which is above the NI Average of 30.07%.

Services

1.5 Ballymena town centre has a higher than average proportion of retail services and a lower than average proportion of leisure services. The proportion of financial and business services is marginally higher than the NI average. In terms of retail services, Ballymena town centre has a proportion of 16.67% retail services units. This is higher than the NI average of 13.86%. This is a trend present in all three MEA town centres. Turning to leisure services, Ballymena has a lower proportion of leisure services in the town centre (16.7%) compared with the NI average of 19.81%.

Vacancies

1.6 Ballymena’s proportion of vacant units within the town centre is 19.18% in March 2024. This is below the NI average of 20.12%. Ballymena had the lowest vacancy rate of the three main town centres in MEA and it is positive that this figure has recovered well, post covid, from the 2021 vacancy rate of 24.79%.

Retailer Representation

1.7 Ballymena Town Centre includes an extensive list of national multiples and major retailers, testimony to Ballymena being the largest centre within the Borough.81 national multiples and major retailers were identified at the time of Mid & East Antrim Borough Council centre survey, including H&M, Superdrug, EE, New Look, Next, Primark, River Island andMarks and Spencer. 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, Ballymena Town has 16 of them with 14 inside the existing town centre boundary.

Average Prime Rents

1.8 Recent Council analysis of town centre commercial property rents revealed that most are between £6 and £10 per square foot with some units on the periphery of the town centre around £3 per square foot and some the area between the two shopping centres around £14 per square foot. (Propertypal.com and Propertynews.com)

Accessibility

1.9 Ballymena is reasonably well serviced by public transport, and Ballymena railway station is located a 3-7 minute walk from the Town centre. Hourly train services link Ballymena with Belfast and Londonderry and operate daily. There are four main bus routes into the Town Centre, with 34 services operating each weekday, and 33 services on Saturdays. These bus routes do not operate on Sundays. There are also Ulsterbus Services servicing 19 destinations, and Goldline services to Belfast several times daily. Park and Ride Facilities are located at the Bus/Train Station off Princes Street and Ballee Park and Ride on Antrim Road off A26/ Ballee Roundabout. The Town Centre is well catered for in terms of parking, with c. 3341 spaces. The January 2018 Parking Study Baseline Report completed by Systra, identified 1244 private and the council survey in March 2023 identified 2007 Council run car parks.

Footfall

1.10 Footfall counters in Ballymena are positioned at Church Street, Broughshane Street and Ballymoney Street and figures are monitored and supplied to council by Footfall Analytics (EMEA).Footfall figures in Ballymena town centre have fallen by 4.4% from April 2018 to April 2024.This fall is the smallest of the 3 main towns with Larne at 6% and Carrickfergus at 37.9%

Physical Structure and Constraints

1.11 The Ballymena Flood Map (Map 4, Appendix A) shows potential for some minor river and surface water flooding throughout the town centre.The majority of river flooding (Q100cc) is located on the western edge of the town centre.Surface water flooding (I200cc) is seen at isolated locations throughout the centre. The Ballymena constraints map (Map 5, Appendix A) prepared by the Council, identifies defence and industrial heritage assets, sites and monuments and listed buildings.These assets are located throughout the centre, constraining development in some parts of this area.A Tree Preservation Order exists along the stretch of the Ballymoney Road which falls within the town centre boundary.

Perception of Crime and Safety

1.12 The most recent data available in the ‘Town Centre Database’, published by the Department of Communities reports that in 2022 there were 1263 incidences of crime within Ballymena Town Centre. Of the total crimes, 34% were listed as anti-social behaviour, 23% were violence and sexual offences, and 14% were shoplifting.

Environmental Quality

1.13 Public Realm works have recently been completed on Greenvale Street, Pat’s Brae, Castle Street, and the remaining section of Church Street, including widening and re-surfacing of footpaths, soft landscaping, and installation of street furniture. There are a few core streets that have not yet undergone public realm improvements including Bryan Street, Linenhall Street and Hill Street. Most central parts of the town centre were found to be a good standard. The addition of public art and two parklets has added to the vibrancy of the town centre whilst there are several redevelopment schemes on former derelict sites that have improved the town centre as a whole.

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 Ballymena Town Centre

Description

2.2 Carrickfergus is located in the south-east part of Mid & 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.

3.0 Larne Town Centre

3.1 Maps 11-13 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 Larne Area Plan 2010. Figure C below shows the number of units present for the various town centre uses in Larne in March 2024 and provides a comparison with the Northern Ireland average.

Figure C Larne Town Centre Composition

Larne	Units # 2018	Units % 2018	Units # 2021	Units % 2021	Units # 2024	Units % 2024	NI % average
Convenience	17	5.86	12	4.26	12	4.33	7.30%
Comparison	78	26.9	74	26.24	67	24.19	30.07%
Retail Services	56	19.31	64	22.770	60	21.66	13.86%
Leisure Services	42	14.48	47	16.67	45	16.25	19.81%
Finance & Business	35	12.07	21	7.45	21	7.58	8.84%
Vacant	62	21.38	64	22.70	72	25.99	20.12%
TOTAL	290	100.00%	282	100.00%	277	100.00%	100.00%

Source: Mid & East Antrim Borough Council & Experian, 2024

Health Check Assessment for Larne Town Centre

Description

3.2 Larne is located on the coast, on the eastern boundary of the Mid & East Antrim Borough. It is the second largest seaport in Northern Ireland. At the time of the 2021 census, Larne had a population of 18853, making it the third largest town within the Borough, behind Ballymena and Carrickfergus. The Larne bus and railway station is located approximately 0.3 miles from the Town Centre.

Overall Composition

3.3 Larne Town Centre had a total of 277 retail units within the town centre boundary at the time of the MEA Borough Council survey. The headline points are that Larne Town Centre has lower than average proportion of convenience units, comparison units and leisure services, and higher than average retail services and vacant units. These statistics are very similar the those in 2021. Overall, the centre has a diverse range of shops, albeit that the breakdown of categories diverge slightly from the Northern Ireland averages.

Convenience & Comparison

3.4 At the time of the MEA Borough survey, there were 12 convenience units, accounting for 4.33% of the total units. This is below the NI average of 7.30% however the number of convenience units has remained constant since 2021. The lower than average percentage is due in part to the prominence of the large format Asda supermarket outside the town centre, which dominates the convenience goods market. As such there are fewer convenience units in total. Comparison goods units account for 24.19% of the total units. Historical data showed in 2009 the Experian Goad survey identified 33.9% comparison units, however this healthy percentage has continued to fall to around 27%, 26% and 24% in 2018, 2021 and 2024 and now sits well below the Northern Ireland Average of 30.07%.

Services

3.5 When considering services, Larne has a strong offer of retail services (21.66%) well above the NI average of 13.86%, while financial and business services (7.58%) is slightly below the NI average. Larne has a lower proportion of leisure services within the town centre (16.25%) compared with the NI average of 19.81%.

Vacancies

3.6 At the time of the MEA Council survey, Larne had 72 vacant units, resulting in a proportion of almost 26%. This is higher than Carrickfergus and Ballymena’s percentage vacancy well above the Northern Ireland average of 20.18%. According to the GL Hearn Northern Ireland Town Centre Study of 2014, historic vacancy rates were last at 26% in 2007.

Retailer Representation

3.7 Larne Town overall has 22 national multiples and major retailers with 19 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, Larne Town has 4, all of which are inside the existing town centre boundary including Argos, Tesco, Vodafone and Superdrug.

Average Prime Rents

3.8 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

3.9 The town centre benefits from a bus and railway station located 0.3 miles from the centre. On weekdays there are 20 daily train services Monday to Friday to Belfast, 10 on a Saturday and 7 on a Sunday. There are multiple bus routes connecting Larne to surrounding towns and 5 different town service routes. Furthermore, there are 966 car parking spaces in the centre, 611 of which are Council run (council survey March 2023), and 355 privately run (Systra survey 2018).

Footfall

3.10 Larne footfall counters are located at Broadway, 20 Main Street and 96 Main Street however the full set footfall counters were not in place in Larne until 2020 so in order to avoid taking figures during covid periods were footfall would have been abnormally affected, the figures provided are from April 2023 to April 2024. Footfall during this period fell by 6%.

Physical Structure and Constraints

3.11 The Flood Map (Map 14, Appendix 1) shows potential for some limited river flooding (Q100cc) in Larne, particularly in areas to the south of the Harbour Highway and along Point Street. Tidal flooding (T200cc) is concentrated to the west of the Circular Road roundabout. Surface water flooding can occur throughout the town centre. The Larne constraints map (Map 15, Appendix 1) prepared by the Council identifies defence and industrial heritage assets, sites and monuments, and listed buildings. These assets are located throughout the centre, constraining development in some parts of Larne.

Perception of Crime and Safety

3.12 The most recent data available in the ‘Town Centre Database’, published by the Department of Communities reports that in 2022 there were 395 incidences of crime within Carrickfergus Town Centre. Of the total crimes, 36% were listed as anti-social behaviour, 34% were violence and sexual offences, and 10% were criminal damage and arson.

Environmental Quality

3.13 Larne was thought to have a good level of environmental quality, with an attractive High Street and good quality pedestrian paths. A concerted effort by local group Larne Renovation Generation to improve the urban environment in Larne has resulted in a series of small scale projects across the town centre. The group use crowd funding and aim to turn Larne into ‘a creative cultural hub for all the local people and tourists to enjoy’. The project has resulted in numerous small scale urban improvements including the coloured bicycles.

4.0 Ahoghill Commercial Centre

4.1 Maps 16-18 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 to commercial centre of Ahoghill as defined in the Ballymena Area Plan 1986-2001. A small town centre boundary will be designated for Ahoghill in the Local Policies Plan. Figure D below shows the number of units present for the various town centre uses in Ahoghill in March 2024 and provides a comparison with the Northern Ireland average.

Fig D Ahoghill Commercial Centre Composition

Ahoghill	Units # 2024	Units % 2024	NI % average
Convenience	2	4.88	7.30%
Comparison	3	7.32	30.07%
Retail Services	8	19.51	13.86%
Leisure Services	6	14.63	19.81%
Finance & Business	0	0	8.84%
Vacant	22	53.66	20.12%
TOTAL	41	100.00%	100.00%

Source: Mid & East Antrim Borough Council & Experian, 2024

Health Check Assessment for Ahoghill Commercial Centre

Description

4.2 Ahoghill is located to the west of Ballymena and to the East of Portglenone on the western side of Mid & East Antrim Borough. At the time of the 2021 census, Ahoghill had a population of 3537, making it and Whitehead joint largest in population size of the 5 small towns designated in the Borough. There are no bus or railway stations in the small town however Ballymena bus and railway station is located approximately 3.6 miles from Ahoghill’s commercial centre.

Overall Composition

4.3 Ahoghill has a total of 41 retail units within the commercial centre at the time of the MEA council survey. The headline figures are that over half the total units are vacant with the majority of occupied units being either retail service or leisure service.

Convenience & Comparison

4.4 At the time of the MEA Council survey, there were 2 convenience units, accounting for 4.87% of the total units. This is well below the NI average of 7.30%. The lower than average percentage is due in part to 2 large spar shops outside the commercial centre, another spar shop in nearby Galgorm and the short travel distance to a number of large format supermarkets in Ballymena which dominates the convenience goods market. The 3 comparison goods units in the commercial centre account for 7.31% of the total units which is significantly below the Northern Ireland Average of 30.07%. Two are long established family run businesses selling furniture and hardware respectively while the third is a pharmacy catering for local chemist and pharmacy needs associated with the health centre. Given the very close proximity to the regional shopping town of Ballymena, it may prove difficult to generate enough footfall to sustain other types of comparison shops such as clothing footwear etc in Ahoghill.

Services

4.5 When considering services, Ahoghill has a strong offer of retail services (19.51%) well above the NI average of 13.86%, and while there are no financial and business services in the commercial centre it 6 leisure services (14.63%) which is low compared with the NI average of 19.81%. Its apparent that the overwhelming nature of the businesses in Ahoghill commercial centre are mainly supported by locals availing of personal services such as hair and beauty alongside leisure uses such as cafes and takeaways.

Vacancies

4.6 At the time of the MEA Council survey, Ahoghill had 22 vacant units, resulting in a proportion of almost 54%. This is the highest percentage vacancy of all towns and small towns in the borough and almost 3 times the Northern Ireland average of 20.18%. As Ahoghill has only recently been designated a small town, and therefore not previously monitored in terms of town centre health check criteria, it is not possible to determine if the vacancy rate is increasing or decreasing until a further review is completed in 2 years’ time.

Retailer Representation

4.7 Ahoghill commercial centre does not have any national multiples present.

Average Prime Rents

4.8 Recent Council analysis of the limited number of commercial centre property rents online, indicated £10 per square foot. (propertypal.com and propertynews.com)

Accessibility

4.9 Buses stop several times daily in the commercial centre of Ahoghill on route to and from surrounding towns. There is no train or park and ride facilities in Ahoghill. There are 55 council run car parking spaces (council survey March 2023), and no privately run carparks.

Footfall

4.10 There are no council run footfall counters in Ahoghill commercial centre presently.

Physical Structure and Constraints

4.11 The Ahoghill Flood Map (Map 19 Appendix 1) shows the potential for some river flooding (Q100cc) across the centre of the commercial core. Similarly, there is the likelihood for surface water flooding in the commercial core. The Ahoghill constraints map (Map 20, Appendix 1) identified 1 listed building within the commercial core which will have limited impact upon development in the area as a whole.

Perception of Crime and Safety

4.12 The ‘Town Centre Database’, published by the Department of Communities does not report crime statistics for Ahoghill.

Environmental Quality

4.13 In recent years the central island in the middle of the village was redesigned to incorporate a new Pillar clock, planters, semi-mature trees and integrated seating enclosed by ornamental railings which very much enhances the centre of the town visually. Ahoghill generally has a good level of environmental quality with good quality pedestrian paths however the numerous vacant shuttered shopfronts detract from a feeling of vibrancy within the town.

5.0 Broughshane Commercial Centre

5.1 Maps 21-23 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 the commercial centre of Broughshane as defined in the Ballymena Area Plan 1986-2001. A small town centre boundary will be designated for Broughshane in the Local Policies Plan. Figure E below shows the number of units present for the various town centre uses in Broughshane in March 2024 and provides a comparison with the Northern Ireland average.

Figure E Broughshane Commercial Centre Composition

Broughshane	Units # 2024	Units % 2024	NI % average
Convenience	3	8.57	7.30%
Comparison	6	17.14	30.07%
Retail Services	9	25.71	13.86%
Leisure Services	8	22.86	19.81%
Finance & Business	1	2.86	8.84%
Vacant	8	22.86	20.12%
TOTAL	35	100.00%	100.00%

Source: Mid & East Antrim Borough Council & Experian, 2024

Health Check Assessment for Broughshane Commercial Centre

Description

5.2 Broughshane is located to the east of Ballymena in the middle of Mid & East Antrim Borough Council area. At the time of the 2021 census, Broughshane had a population of 3097, making third largest in population size of the 5 small towns designated in the Borough. There are no bus or railway stations in the small town however Ballymena several buses stop in Broughshane going to and from other towns.

Overall Composition

5.3 Broughshane has a total of 35 retail units within the commercial centre at the time of the MEA council survey. The headline figures are that retail and leisure services, like other small towns make up the majority of the commercial centres uses however convenience uses are above average too.

Convenience & Comparison

5.4 At the time of the MEA Council survey, there were 3 convenience units, accounting for 8.57% of the total units. This is above the NI average of 7.30%. The convenience stores are long established family run businesses which are clearly well supported by locals. The 6 comparison goods units in the commercial centre account for 17.14% of the total units which is significantly below the Northern Ireland Average of 30.07%. The comparison stores are mostly hardware or gift related. Given the very close proximity to the regional shopping town of Ballymena, it may prove difficult to generate enough footfall to sustain other types of comparison shops such as clothing, footwear etc in Broughshane.

Services

5.5 When considering services, Broughshane has a strong offer of retail services (25.71%) almost double the NI average of 13.86%, and while there is only 1 financial & business type service in the commercial centre it 8 leisure services (22.86%) which is above the NI average of 19.81%. Its apparent that the majority of the businesses in Broughshane commercial centre are mainly supported by locals availing of personal services such as hair and beauty alongside leisure uses such as cafes and takeaways.

Vacancies

5.6 At the time of the MEA Council survey, Broughshane had 8 vacant units, resulting in a proportion of 22%. This is higher than the Northern Ireland average of 20.18%. As Broughshane has only recently been designated a small town, and therefore not previously monitored in terms of town centre health check criteria, it is not possible to determine if the vacancy rate is increasing or decreasing until a further review is completed in 2 years’ time.

Retailer Representation

5.7 Broughshane commercial centre does not have any national multiples present.

Average Prime Rents

5.8 Recent Council analysis of the limited number of commercial centre property rents online, indicated almost £10 per square foot. (propertypal.com and propertynews.com)

Accessibility

5.9 Buses stop several times daily in the commercial centre of Broughshane on route to and from surrounding towns. There is no train or park and ride facilities in Broughshane. There are no council run car parks in Broughshane although there are privately owned free carparks that are to the rear of the Thatch Inn and The Vivo/McNeills Hardware which the public can use when shopping there along with numerous on street short term parking on both sides of Main Street.

Footfall

5.10 There are no council run footfall counters in Broughshane commercial centre presently.

Physical Structure and Constraints

5.11 The Flood Map (Map 24 Appendix A) shows the potential for some surface water flooding within the commercial centre.

There are a number of listed buildings located within the commercial centre which may impact upon development in their vicinity. (map 25 Appendix A).

Perception of Crime and Safety

5.12 The ‘Town Centre Database’, published by the Department of Communities does not report crime statistics for Broughshane.

Environmental Quality

5.13 Broughshane is a pleasant small town visually with a very good standard of environmental quality. In summer it is adorned with multiple hanging flower baskets. Footpath quality is very good and despite some vacancy the town appears busy and eventful. The numerous semi mature trees and planter along either side of the main street add to the environmental quality.

6.0 Cullybackey Commercial Centre

6.1 Maps 26-28 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 the commercial centre of Cullybackey as defined in the Ballymena Area Plan 1986-2001. A small town centre boundary will be designated for Cullybackey in the Local Policies Plan. Figure F below shows the number of units present for the various town centre uses in Cullybackey in March 2024 and provides a comparison with the Northern Ireland average.

Figure F Cullybackey Commercial Centre Composition

Cullybackey	Units # 2024	Units % 2024	NI % average
Convenience	4	11.11	7.30%
Comparison	3	8.34	30.07%
Retail Services	12	33.33	13.86%
Leisure Services	8	22.22	19.81%
Finance & Business	1	2.78	8.84%
Vacant	8	22.22	20.12%
TOTAL	36	100.00%	100.00%

Source: Mid & East Antrim Borough Council & Experian, 2024

Health Check Assessment for Cullybackey Commercial Centre

Description

6.2 Cullybackey is located to the north-east of Ballymena, with the local centre of Galgorm lying in between these two settlements. At the time of the 2021 census, Cullybackey had a population of 2659, making it the second smallest in population size of the 5 small towns designated in the Borough. There is no bus station in Cullybackey however several buses stop in the commercial centre going to and from surrounding towns. There is a railway station on Station Road which is on the Londonderry Belfast line.

Overall Composition

6.3 Cullybackey has a total of 36 retail units within the commercial centre at the time of the MEA council survey. The headline figures are that there are more convenience units than most other small towns and as with all other small towns retail and leisure services are plentiful in comparison to other uses.

Convenience & Comparison

6.4 At the time of the MEA Council survey, there were 4 convenience units, accounting for 11.11 % of the total units. This is well above the NI average of 7.30%. The convenience stores are mainly long established family run supermarkets or bakery businesses which are clearly well supported by locals. The 3 comparison goods units in the commercial centre account for 8.34% of the total units which is significantly below the Northern Ireland Average of 30.07% but better notably include 2 national multiples in Boots and Specsavers. Given the very close proximity to the regional shopping town of Ballymena, it may prove difficult to generate enough footfall to sustain other types of comparison shops such as clothing, footwear etc in Cullybackey.

Services

6.5 When considering services, Cullybackey has a very strong offer of retail services (33.33%) more than double the NI average of 13.86%, and while there is only 1 financial & business type service in the commercial centre it 8 leisure services (22.22%) which is above the NI average of 19.81%. Its apparent that most of the businesses in Cullybackey commercial centre are mainly supported by locals availing of personal services such as hair and beauty alongside leisure uses such as cafes and takeaways.

Vacancies

6.6 At the time of the MEA Council survey, Cullybackey had 8 vacant units, resulting in a proportion of 22.22%. This is higher than the Northern Ireland average of 20.18%. As Cullybackey has only recently been designated a small town, and therefore not previously monitored in terms of town centre health check criteria, it is not possible to determine if the vacancy rate is increasing or decreasing until a further review is completed in 2 years’ time.

Retailer Representation

6.7 Cullybackey commercial centre has 2 national multiple present namely Boots and Specsavers. The Specsavers unit is an office for arranging home visits.

Average Prime Rents

6.8 Recent Council analysis of commercial centre property rents online, did not reveal any retail property currently to let, however a small first floor office is currently on the market to let at £259 per month (propertypal.com and propertynews.com)

Accessibility

6.9 Buses stop several times daily in the commercial centre of Cullybackey on route to and from surrounding towns. There are park and ride facilities adjacent to the train station in Cullybackey. There are no council run car parks in Cullybackey although there are privately owned free carparks which customers can avail of, to the rear of Eurospar, Village Inn and Toast café and adjacent to Main Bakery all on Main Street. Traffic through Cullybackey is often very busy especially at peak travel times and school collection times. Land has been protected for a bypass around the rear of properties on the north-western side of Main Street for several decades, but it is still unknown if DFI budgets will come forward to enable this infrastructure to be developed in future. Such a scheme may well help the commercial centre to sustain more retail units as amenity for customers would be more pleasant with less through traffic disrupting walking routes.

Footfall

6.10 There are no council run footfall counters in Cullybackey commercial centre presently.

Physical Structure and Constraints

6.11 The Flood Map (Map 29, Appendix A) shows limited incidences of any types of flooding within the commercial core.

There are several listed buildings, 1 site/monument and 1 industrial heritage asset located in the commercial core which may have some impact upon development in their vicinity, (Map 30, Appendix A)

Perception of Crime and Safety

6.12 The ‘Town Centre Database’, published by the Department of Communities does not report crime statistics for Cullybackey.

Environmental Quality

6.13 Cullybackey has a good standard of environmental quality with a good standard of footpath that runs on both sides of the Main Street. Some mature trees and residential hedging help soften the townscape of this long straight road. There are pockets of vacancy interspersed with housing and shops intermittently though the length of the small towns Main Street resulting in a lack of the sense of a busy commercial centre.

Town Centre Health Check