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Agenda item

Application DM/2019/00426 - Change of use of ground floor (and small basement) from vacant Class A1 shop to Class A2 estate agency. 22-23 Agincourt Square, Monmouth, NP25 3DY

Minutes:

We considered the report of the application and late correspondence which was presented for refusal for one reason.

 

The applicant’s agent, Ms. S. Matthews, attended the meeting by invitation of the Chair and outlined the following points:

 

·         The Agincourt Square premises have been vacant for over 18 months.

 

·         The estate agency would be an attractive new use which would maintain the vitality and viability of the street frontage through encouraging footfall and link trips with other shops and services on the high street as well as providing an attractive shop display.

 

·         It would also double the number of existing estate agency staff creating three new jobs.

 

·         The proposal has the support of Monmouth Town Council and the Chamber of Commerce.

 

·         The application has a recommendation for refusal due to a minor breach of Policy RET1.  In all, the proposal fails one sub point of one of the three criteria of Policy RET1, as this is considered to be a prominent unit which should remain in Class A1 use. The likelihood of securing a good quality tenant must be factored into the decision.

 

·         The building’s prominence makes it all the more important to find a new use. Particularly because this is a Grade II listed building which has been lying vacant for over 18 months.

 

·         Marketing evidence has confirmed that there is little likelihood to securing a good quality retail tenant in the short to medium term because of the size of the unit and that retail occupiers tend to prefer other locations within the town centre.

 

·         The challenges facing the high street are well documented with the proportion of empty shops having reached over 10% nationwide.

 

·         Refusal of the application will perpetuate the long term vacancy which is creating a detrimental effect on the vitality and appearance of this part of the town centre. However, the granting of planning permission will bring the building back into gainful use, bringing investment, supporting an existing business, creating new jobs and enhancing the vitality of Agincourt Square.

 

Having received the report of the application and the views expressed, the following points were noted:

 

·         There is no need for change of use at this property. The property is located centrally within the town and ideal as a retail shop. Concern was expressed that the property had not been marketed thoroughly enough as a vacant Class A1 shop.

 

·         Current retail property vacancy rates in Monmouth equates to 10.1% which has been worsening in the town in recent years.

 

·         The upper floor of the building is currently vacant. The rear of the building has planning consent for two residential units reducing the amount of floor space for retail use.

 

·         Link trips are unlikely for estate agencies as they tend to be single purpose trips.

 

·         Town centres need to adapt and change in order to thrive. Currently there are 19 empty shops within the town.

 

·         In response to a question raised regarding footfall, it was noted that in the past, the Planning Department has asked for information in respect of this matter from applicants with this type of application to provide evidence to justify the reason for going outside of planning policies. With regard to this site, the Planning Department has made a balanced judgement and this is a very large corner unit with a primary shop frontage which should be retained.  It was considered that an estate agency at this location would not generate the same amount of footfall that a retail unit would create.

 

·         The Agent informed the Committee that the service that the Estate Agency could not currently provide at its existing premises was lettings as it was not large enough.  The Estate Agency is presently only able to undertake sales. Therefore, the larger premises would allow for the expansion into lettings and to employ more staff.

 

·         The listed building status means that the building has some special characteristics that need to be retained. Officers have been working with the applicant to find alternative uses for the premises.  The listing of the building is not holding back its use in terms of a Class A1 property.

 

It was proposed by County Councillor M. Powell and seconded by County Councillor G. Howard that application DM/2019/00426 be refused for one reason.

 

Upon being put to the vote, the following votes were recorded:

 

For refusal                            -           10

Against refusal                     -           3

Abstentions                           -           1

 

We resolved that application DM/2019/00426 be refused for one reason.

 

Supporting documents: