Pet food shop at 1 Industrial Estate, Emsworth

What was proposed

The application sought to convert a B2 industrial unit into a pet food and products shop, with a glazed shop front, entrance doors and fascia sign.

“The proposal is seeking to allow the existing industrial unit (Use Class B2) to be used as a retail shop (Use Class E) for the sale of pet foods and products. As originally submitted the requested opening hours were between 9am and 5pm Monday to Saturday and between 10am and 4pm on Sundays. The original application form also included reference to a Dog Grooming business that would operate from the site, but this has since been confirmed as omitted from the proposal.”

“The proposed associated operational development would include the removal of the existing bi-fold doors behind the existing roller shutter, and the insertion of a fully glazed shop front with entrance doors and fascia sign into the existing opening. The roller shutter would remain.”

Officer report

The site and surroundings

The unit is a 120-square-metre industrial premises on Palmers Road, in a mixed industrial and residential area just outside Emsworth District Centre.

“The application site relates to an existing industrial unit located on the east side of Palmers Road, which is characterised by industrial uses. Unit 1 is the most northerly industrial unit in a block of 6 units originally granted planning permission in 1981 (29347/2 refers) as light industrial units (formerly B1, now Class E(g)), having an hours of use condition limiting the use of machinery to between 8.30am and 6pm Monday to Friday and 8am to 1pm Saturdays.”

“The other units to the south are in use for car repair and tyre type uses (B2). The unit to the immediate north is in use as a swim studio (Class F2). However, opposite the site, the west side of Palmers Road is primarily residential in character and hence the area is very mixed, with 'conflicting' uses directly opposite each other. The terrace of residential dwellings, No.”

Officer report

Earlier uses and applications

The unit was granted permission for motorcycle repairs in 2015, with a personal condition, and the former operator left in November 2024.

“The application site unit was granted planning permission in 2015 for a change of use to Class B2 (General Industrial) for motorcycle repairs (APP/15/01025 refers). That permission had a personal condition, limiting the occupiers to JCB Motorcycle Services only, who operated from the premises until 30th November 2024.”

“APP/14/00669 - Change of use from B1 to B2 use for motorcycle repairs. Temporary Personal Permission granted 03/10/2014 for 12 months ending on 03/10/2015 with conditions limiting the hours during which machinery could be operated; limiting the use of the front forecourt and rear yard; and requiring internal bi-folding doors to be installed.”

Officer report

Consultation responses

Economic Development supported the change, while the Residents Forum said exceptional circumstances for changing industrial land had not been shown.

“Economic Development From an Economic Development perspective we would support the change in usage. Whilst the loss of industrial use and the higher level skills that come with it is disappointing, retail is also a strong offer for the demographic within Havant, and trading on the high-streets is incredibly difficult right now. This will be the second shop in Emsworth to leave the high-street recently so we should look to keep successful businesses within the borough.”

“Emsworth Residents Forum This application has been brought to our attention. We would like it to be noted, however, that this change of use is not in accordance with Policy W3 of the Neighbourhood Plan which reads: Any application to change the use of land from industrial to other uses will only be granted in exceptional circumstances and where it can be demonstrated that continuing provision cannot be made for industrial or other employment uses on a proportion of the site…”

Officer report

Who spoke at the meeting

Representatives of objectors, the ward councillor and the applicant addressed the committee and answered members’ questions.

Members’ discussion

Members discussed retail decline, the location, traffic, parking, precedent, the loss of industrial units and the applicant’s search for premises.

“Members were minded to consider the decline in retail across the borough, the appropriateness of the use in this location and the movements and parking associated with the proposed use. The Committee discussed whether it would set a precedent for future change of use, potentially resulting in further loss of industrial units. Concerns of the residents over parking were taken into consideration.”

“All members noted the importance of the applicant’s business trying to find a new premises. Members were also concerned for loss of employment in the area.”

Minutes

The committee’s decision

The committee refused permission because the sequential and employment evidence was inadequate and the proposal would harm the mixed area’s character.

“The proposed change of use of the site from a Use Class B2 employment site to a Use Class E retail unit would result in the loss of the employment site for which no overriding justification has been provided. No marketing report has been submitted to demonstrate the site is no longer fit for purpose and financially unviable for Use Class B employment purposes as required by policy DM3 of the Havant Borough Local Plan (Core Strategy) 2011.”

“The proposed change of use and associated operational development would introduce a Class E retail unit with shop front into a mixed residential and industrial area which would result in increased footfall and public presence, having an adverse impact on the character of the area, and be out of keeping with local context and the visual appearance of the area, contrary to policy CS16 of the Havant Borough Local Plan (Core Strategy) 2011 and the National Planning Policy…”

Minutes