A Tandragee-based councillor and businessman has claimed plans for the redevelopment of a retail store and filling station will harm trade in the market town.
The development in question is the Woods filling station site at Portadown Road, with the applicant insisting local residents have welcomed the plans, which are currently under consideration by ABC Council.
The claims come in a week when plans to extend and rebrand the Spar at Mill Street as EuroSpar – and open a petrol filling station provision – were given the go-ahead.
The Portadown Road planning application was submitted last year by Clarman Architects, Coalisland, on behalf of Mr Philip Woods, Crewcatt Road, Richhill.
The proposed re-development of the existing filling station includes the conversion of existing convenience retail floorspace to a farm hardware supplies shop; the erection of a new off-site supermarket building to the north-west of the site; the removal of the existing canopy, and erection of a new forecourt and canopy and fuel pumps; bunkering facilities; EV charging facilities; a substation; lighting; new site access with parking, drainage, and all associated siteworks.
Alderman Paul Berry, who runs an estate agency in the town, outlined his concerns in correspondence to ABC Planning officers.
He stated: “Whilst I have always been in favour of investment in our local economy, it must be measured and complement the local economy and its businesses, and not divert customers from the town centre.
“I have several concerns. The public consultation process was much to be desired from the outset.
“Like many rural towns, the economic story has been very challenging, especially over the past 10 years, with banks closing, and sadly Tandragee never escaped such closures which has impacted on the local business heart of the town.”
Citing Development Plans published over the years by the former Armagh City & District Council, and in more recent times by ABC Council, Alderman Berry continued: “The conclusion was very clear, that the town had a lack of a strong retail base in Tandragee, and the continuing pressures on local retail could result in Tandragee becoming a ‘throughway’ in the region.
“The same empty sites remain undeveloped, and the large retail property on Church Street has remained closed this past two years.
“At the time of these reports the large retail unit in Church Street was occupied by Spar and had a thriving Post Office, but just last year it closed, and Spar purchased the one in Mill Street, redeveloped it and has further plans to redevelop and expand further, which also includes a small filling station area.
“This Church Street site is key for the town centre, and when the lease ends in 2025 we would be hoping that another retailer would show interest.
“However, this current application for out-of-town retail expansion will impact on such interest.
“Given the scale and nature of this proposal, it will lead to shop closures and job losses. This fundamental issue cannot be ignored by Planners considering this application.”
The Cusher DEA representative went on to cite the findings of a Gilford Grocery Shopping Survey which revealed that 22 per cent of Gilford residents shopped in Tandragee until recently.
With the new filling station and EuroSpar supermarket now open in Gilford, Alderman Berry remarked that it would have a negative impact on footfall in Tandragee.
Pointing to all the empty retail units and derelict sites in Tandragee, Alderman Berry continued: “All of this has to be considered for future development before out-of-town expansion, or any proposed expansion of this enormous scale and size.
“This town is in real need of town-centre focus on investment and retail expansion. This application will lead to displacement of customer spending in out-of-town retail.
“The current business has been successful and expanded over the years, which is welcome.
“The current SuperValu and four retail units is more than sufficient for a town this size.
“I trust that all my points, questions and concerns will be considered, and that the focus will be on helping build a strong retail base in the town centre, and not 0.6 miles out of the town.
“I am aware that a local Town Business Group is now formed, and they will also be making a detailed submission outlining their concerns.”
A retail statement, however, claims that there is strong demand for a new roadside operation offering a wider range of services.
The retail statement, submitted as part of the planning application, states: “The current shop trades as Woods SuperValu. This shop takes fuel payments and acts as a local supermarket.
“It sells a mix of fresh, frozen, chilled and ambient food. It provides an in-store off-licence and an in-store Post Office.
“At present there are 40 staff employed in the store, and it opens between 6am to 11pm Monday to Saturday, and 7am until 11 pm on Sunday.
“Based on his extensive business experience, the applicant company has recognised that there are inherent failings in [his] operation.
“The layout of the current development was criticised by local residents that attended the pre-application public consultation, and as such it is not just the applicant, but the customers that recognise the need for improvements at the site.
“The turnover of the fuel sales on the site is below average. This is because of the inefficient layout of the fuel pumps [which] are old and in need of upgrading.
“The retail turnover of the shop is exceeding the average for a store of this nature, indicating a quantitative need for a larger shop.
“The level of customer car-parking spaces provided is below standard. Significantly, there is no provision on site for larger vehicle parking (e.g. camper van or trailer parking) or dedicated electrical vehicle charging.
“The current business is also overtrading, and there is a requirement to expand to improve the customer experience.
“The applicant has considered all options for expansion, and the proposal now presented is the most environmentally sustainable, economical and policy-compliant option identified.
“The feedback from the general public, during the public consultation event, was that the site improvements proposed are welcomed, as it will make the site easier to use by shoppers, and will remove the need for shoppers to travel further afield to Newry and Portadown for grocery shopping.
“The proposal will provide increased car-parking spaces, with disabled spaces in front of the former store and at the new store. It will provide large vehicle/towing caravan spaces and motorcycle parking spaces.
“Once the store has been constructed and the supermarket has transferred to the new store, the old store building can be refurbished as the new farm supplies shop.”
