The vitality of Marlborough’s High Street has been enhanced by the arrival of branded national companies, estate agent Kevin Ellis claimed at the town hall public inquiry into Caffe Nero retrospective planning appeal.
He told planning inspector Phil Grainger (pictured) that it was common for some of the town centre properties to have than one planning consent for retail (A1), financial and professional services (A2) and restaurant/café (A3).
The row over Caffe Nero’s presence is that it wants both A1 and A3 use so that café and takeaway services can be provided on the first two floors, the third floor now converted into flats.
“During the last 10 years the High Street has gone from having a lot of empty properties and a high turnover of tenants,” said Mr Ellis, a local resident, who has worked in the High Street in the past.
“However, the vitality of the town has been enhanced by the many national retailers that have been drawn to the town and the change of the demographics.”
“The argument for the loss of retailers is a non-starter in my opinion. Over the past five years Marlborough High Street has seen a significant overall net increase in retail. There are shops now trading as retail which actually have consents such as A2 or A3.”
He highlighted the Tudor Tea Rooms, a family business that used all three floors of a property on the other side of the High Street, which has now become an estate agents.
And also pointed out that Dorothy Perkins was formerly the Portman Building Society offices and was considered a significant gain in retail space, the Food Gallery was for decades an independent gents retail outlet.
“In addition, the most significant point is that the number of independent coffee houses/cafes is lower than five years ago,” added Mr Ellis, a key witness for Caffe Nero Holdings at the inquiry.
“Up to around five years ago the premises in the heart of the retail zone that has been referred to by Wiltshire Council is 115 High Street, which were occupied by the Tudor Tea Rooms.”
“They traded as a family business and was a family concern that traded over three floors in the building. And the result of that (Tudor Tea Rooms) going was a ground floor now occupied by an estate agency, which was an overall loss of amenity.
“The premises that Caffe Nero acquired have been transformed from ground floor retail to maximise the overall floor area that was storage (first floor). And provides a like for like basis before the Tudor Tea Rooms going.”
“Caffe Nero should be applauded for the care and attention they have given to the building that wasn’t fulfilling its potential.”
Mr Ellis had earlier controversially claimed that the campaign against Caffe Nero had been “driven by a councillor who was co-opted by the council and not elected by public vote, and who has access to local media.”
He said that this had been “fuelled by Caffe Nero’s tax affairs” (the company is based outside the UK and pays no corporation tax) and added: “But this has no concern in this planning application and has no bearing on it.”
There were other companies who had been “doing all they can to reduce their own tax liability.”
He pointed out: “Certain members of the town council have used in their arguments the number of places in the town where coffee is served. Frankly the fact that pubs in the High Street serve coffee is not the place where I would chose to take my children or my wife.”
“And I am sure this is endorsed by the many of the people who are now using Caffe Nero. Independent retailers in this town have to earn our trust and our business and it should not be assumed by anyone that they take priority over larger businesses.”
The inquiry has been adjourned until February 7.
See Also:
“Caffe Nero encouraged customers to sign their petition more than once planning inspector told“
“Caffe Nero’s claims of boosting visitors to Marlborough town centre declared “misleading and unfair”“
“Caffe Nero is ‘the cynical cuckoo sitting in the heart of Marlborough’s successful High Street’“
“Caffe Nero accused of being “parasitic” at major Marlborough planning inquiry into its future“
“Publish online all those companies like Caffe Nero who escape any taxes due, Chancellor is urged“
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Quotes from the Inquiry “Wiltshire Council recognises that money spent in independent retailers helps to keep the local economy buoyant and maintains thriving town centres,” said Marlborough town councillor and Transition Marlborough supporter Richard Pitts. “As evidence of this, a study by the New Economics Foundation shows 25 per cent spent at independent retailer stays local, versus only 14 per cent spent in national chain. “Our local businesses are predicated on Marlborough’s unique High Street, which further attracts visitors and so ensures the town is kept vibrant. “I don’t not believe the corporate companies do this in Marlborough, they rarely get involved with the local Chamber of Commerce and put their hands in their pockets to fund things like the Christmas lights to promote the town. “Given their attitude thus far, I can’t see Caffe Nero contributing to the viability and vitality in this way either.” Councillor Margaret Rose, chairman of Marlborough town council’s Planning Committee: “This appeal, if allowed, will be in conflict with the national guidance and local policies that seek the safeguard and underpin the well-being of town centres. “Allowing it would amount to opening up the floodgates to the likes of Caffe Nero to ride into any town and flaunt convention and planning regulations by just setting up shop and throwing down the gauntlet to the planning authorities.” Calling for the appeal to be thwarted, she added: “Marlborough does not need to rely on Caffe Nero for its footfall. In fact it is the reverse. Caffe Nero hoovers up the trade because of its chosen position and this denies trade to the smaller cafes and independent businesses of the High Street, which consequently suffer. “ It’s chain retailers such as Caffe Nero push out independents.” Liz Rolph, a Marlborough High Street resident, told the inquiry: “Having this café in that position means that people are not moving past that point as much as they did when it was a clothes retailer. So it would be good to see it return to that type of use. “I have noticed that the other end is given less footfall in many of the individual retailers. I don’t have any scientific evidence of this but, nevertheless, it is now noticeable. “Having another chain store does take away from our High Street its attractiveness and uniqueness to visitors. So all the businesses do suffer as a consequence. “Marlborough town council does have the support of many of the residents in this. So I hope the council will be able to keep out High Street attractive for as long as possible.” |
