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Cookstown
Cookstown, the principal administrative and commercial centre for the District,
is set in a drumlin landscape close to the Ballinderry River and is dominated by
Slieve Gallion and the Sperrins to the north.
The town
takes its name from its founder, Dr Allen Cooke, who developed a small
settlement of ten houses in the northern part of the town (Oldtown Road) in
1622. These original buildings were destroyed during the rebellion of 1641,
although further settlement continued over the 17th Century. However, it was not
until the mid 18th Century that the town developed its distinctive grid like
pattern. This can be attributed to William Stewart of Killymoon, who aimed to
create a tree-lined avenue to rival those he had seen in Dublin. The main
street, that developed subsequently to the south of the old town, is nearly 40
metres wide and runs in a straight line for two kilometres making it one of the
longest and widest main streets in any of Irelands market towns.
In
addition to its function as a market town for the surrounding agricultural area,
Cookstown also developed an industrial base linked to the linen mills that
developed along the Ballinderry River. Further economic development took place
during the 19th Century, which was facilitated by the construction of the
railways. Although the mills and railways have long ceased, Cookstown still
remains an important economic and employment centre.
Cookstown is a regional town with an estimated population of 10,566 (2001
Census). The Regional Development Strategy identifies the town as a main hub
that will continue to provide a range of industrial, commercial, health,
education and community services. The town will also continue to provide
significant opportunities for residential growth.
Cookstown has been an important centre for trade and commerce since 1628, when
Dr Cooke obtained the rights for the town to hold a market under royal charter
from King Charles I.
The town
centre continues to provide the best location for retail and office uses due to
its ready accessibility by a variety of modes of transport, for all sections of
the community. It is both accessible by foot to many of the residents of the
town and acts as the focus for the local bus network operating from the
Ulsterbus Station at Molesworth Street. It is also at the hub of the road
network and contains a number of public car parks and parking spaces.
For
shopping purposes, Cookstown provides a convenient and compact centre with a
range of retail outlets complemented by restaurants, cafes, bars and services.
The town centre also contains hotel and tourist facilities, a cinema and an Arts
Centre. The main shopping street is the historic core of the town and benefits
from a number of attractive buildings and terraces. The appearance of the centre
has been improved via an award winning environmental improvement scheme that has
introduced an avenue of trees to the main street.
In order to protect the vitality and viability of the town
centre, a number of measures and proposals are adopted to retain and improve its
attractiveness, accessibility and amenity. These consist of the designation of:
A town centre inside which a number of Opportunity Sites
is designated (see Plan Policies RSO 1 and RSO 4 and key site requirements);
A Primary Retail Core inside which new non-retail uses at
ground floor level will be controlled in accordance with the provisions of PPS
5: Retailing and Town Centres (see Plan Policy RSO 2);
A Secondary Shopping Frontage where favourable
consideration will normally be given to the introduction of non-retail uses at
ground floor level provided the use complements the retail function of the
centre (see Plan Policy RSO 3);
Town centre public car parking facilities which are to be
protected (see Plan Policy TRAN 3);
An Area of Townscape Character within which the Department
will use its powers to protect and, where appropriate, enhance the character
and appearance of the area based on the traditional street pattern and
individual buildings of merit (see Plan Policy CON 7 and guidance on
Cookstowns Area of Townscape Character);
Local Landscape Policy Areas where features of intrinsic
environmental value will be protected (see Plan Policy CON 2 and Local
Landscape Policy Areas in Cookstown); and
Protected Town Centre Housing areas where existing housing
will be protected from pressure for non-residential uses (see Plan Policy HOUS
2).
Within the town centre a number of Opportunity Sites is
designated where a range of uses in accordance with Plan Policy RSO4 will be
acceptable. The key site requirements for each of these sites are as follows:
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OS
01 Land at Orritor Road |
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This 4.56 hectare site contains a mixture of commercial and
residential properties along Orritor Road. Most of the site was previously used
for industry and the rear section is currently occupied by a large vacant
building. A mixed-use development would be acceptable on this site.
Detailed proposals for the development of this site will be
required to:
retain and improve the walkway/cycle way along the western
site boundary;
provide pedestrian/cycle access from the public open space
at Milburn Close to Orritor Road along the eastern boundary of the site;
retain and augment the existing tree grouping on the
eastern boundary of the site; and
provide a comprehensive landscaping and tree-planting
scheme that should include planting along the walkway/cycleways and buffer
planting to the rear of neighbouring residential properties.
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OS
02 Land off Factory Lane |
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This 2.74 hectare site is located to the west of Oldtown Street and
consists of a number of narrow fields. The site is suitable for a mixture of
housing, light industrial or business uses, provided the development does not
generate excessive traffic to the detriment of the residential amenities of
the adjacent housing.
A comprehensive design scheme will be required which takes into account the
following key site requirements:
walkway/cycle ways should be provided along the northern and western
boundaries;
the height of the development should respect the ridgeline of the
neighbouring properties;
the condition of all trees on the site should be assessed and all trees
worthy of retention should be incorporated, where possible, into the design
and layout of the scheme; and
a landscaping scheme including tree planting, particularly along the
routes of the walkways/cycleways, should be provided as part of any
development proposal.
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03 Land at 47 Coagh Street |
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This 0.27 hectare site is located at the junction of Coagh Street and Union
Street and consists of a three storey period house of some character and
vacant commercial storage to the rear. Any development of the site should seek
to retain this house, which could either be converted and/or extended for
apartments, offices or hotel use, provided adequate parking is provided.
Opportunity also exists to redevelop the rear of the site for housing or light
industrial/business use provided development does not prejudice the
residential amenities of the adjoining residential properties. |
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OS
04 Land at the junction of Burn Road
and Park Avenue |
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This 2.03 hectare site contains vacant factory premises and some retail
uses and has planning permission for a new retail development. This scheme has
the advantage of mixing new retail uses with existing industry. However,
favourable consideration would also be given to the total redevelopment of the
site for a mixture of uses including retail, office, employment and housing,
subject to landscaping and tree planting. |
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OS
05 Cookstown Agricultural Mart |
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This 1.34 hectare site comprises an agricultural mart with frontage along
Molesworth Street and James Street. Whilst comprehensive redevelopment of the
whole of this site would be advantageous, assembly may be problematical.
Accordingly, consideration will be given to an appropriate, smaller scheme.
The site would be ideal for mixed uses, including retail with office and
residential on the upper floors. A comprehensive design scheme will be
required which takes into account the following key site requirements:
vehicular and pedestrian access to the site should be provided from
Molesworth Street and/or Union Street. Pedestrian access to the site should
be provided from James Street;
pedestrian access should be provided through the development to the
Union Street car park and the bus station;
ground floor retail or retail related uses with shop frontages onto
both James Street and Molesworth Street should be provided;
the listed properties at 14 and 16 Molesworth Street must be retained
and integrated into the overall Molesworth Street faηade of the development;
and
the height, scale and massing of the design should complement this Area
of Townscape Character with special attention being given to the junction of
Molesworth Street and James Street where there is potential to create an
architectural feature.
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OS
06 Land located to the rear of Molesworth
Street |
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This 1.32 hectare site consists of a series of under-used narrow strips of
land to the rear of the properties in Molesworth Street. Access to the site
can be taken from Molesworth Street. The design and layout of the site should
take account of the restricted access, the elevated and prominent nature of
the site and the fact that most of the adjacent properties are listed.
Development of housing or business uses on the site would be acceptable. A
comprehensive design scheme will be required which takes into account the
following key site requirements:
all buildings should be low elevation not exceeding two storeys;
in considering any proposals, a full tree survey will be required. The
layout of the site should incorporate the retention of existing boundary
trees and, where appropriate, other trees throughout the site; and
development should incorporate brick, stone or render for the walls and
slate or tiles for the roof. Industrial warehouse-style buildings with metal
sheet roofing will not be acceptable.
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OS
07 Land to the rear of Orritor Street
and Oldtown Street |
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This 0.54 hectare site comprises a private car park and some green field
land. On the west, most of the site is located to the rear of residential
properties whilst on the east, it backs onto commercial properties on Oldtown
Street to which there is pedestrian access. There is also separate vehicular
access to Orritor Street.
A comprehensive design scheme for this site will be required which takes
into account the following key site requirements:
the western portion of the site within the Protected Town Centre
Housing Area should be developed for housing purposes;
retail, office or light industrial development would be acceptable on
the eastern portion of the site with pedestrian access from Oldtown Street
retained; and
the height, scale and massing of any development should be in sympathy
with the surrounding housing and commercial properties.
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