Two shops and four flats at Leigh Arms, 34 King Street, Leigh

“The application relates to a detached two-storey building located within Leigh Town Centre. The site is also within the Leigh Town Centre Conservation Area. The site is located approximately 50 metres to the south of the designated Principal Shopping Area.”

“The immediate area consists of a mixture of commercial and leisure uses including estate agents and betting offices with residential uses above. There are no retail outlets within 100 metres of the site along this stretch of King Street. Retail uses are present further along King Street and Spinning Jenny Way, the closest being 130 metres from the site at the rear of the bus station.”

“Application number: A/94/41901 Proposal: Tc change the use of the first floor of existing public house (A3) to use as bed and breakfast accommodation. Decision: Approved with conditions on 14 June 1994.”

“Application number: A/87/28898 Proposal: Extension to public house and retention of two no. shop units Decision: Approved with conditions on 2 November 1987”

“However, the proposed change of use would result in the loss of a public house, which is recognised as an important community facility. As set out in the assessment above, the applicant has not provided the robust or proportionate evidence required by Core Strategy Policy CP3 and national planning policy to demonstrate that the premises are no longer viable as a public house, or that they have been marketed appropriately and specifically for continued pub use.”

“In addition, the proposal fails to demonstrate that the residential and commercial uses could successfully and safely co‑exist within the constraints of the building. Despite amendments during the application process, significant concerns remain regarding the operational practicality of the shared entrance lobby, the convoluted and unsecured access route to the rear yard, and the absence of direct external access for residents.”

“- Loss of a historic pub and damage to Leigh’s night‑time economy; - Fears of low‑quality retail; - Concerns about HMOs / low‑quality flats; - Wrong location for retail and residential; - Negative impact on existing businesses; - Decline of town identity, loss of heritage and impacts on conservation area; - Perception of short‑termism; - No parking for visitors and residents of the proposed use; - Anti‑social behaviour, safety and visual decline; and - External access point…”

“- Bringing a long‑vacant building back into productive use; - Economic benefits and job creation; - Need for new housing; - Changing habits means pubs are less viable; - Improvements to safety, activity, and vitality; and - Community benefit and revitalisation.”

“The proposed change of use would result in the loss of a public house, which is recognised as an important community facility. The applicant has failed to provide sufficient and robust evidence to demonstrate that the premises are no longer viable, or that all reasonable efforts have been made to market the building specifically for continued use as a public house.”

“The application has failed to demonstrate that the proposed residential and commercial uses could operate alongside one another without causing unacceptable harm to future occupiers' amenity. The scheme relies on a single shared entrance and lobby for both retail units and all residential flats, with no evidence of how access, security or commercial activity would be managed to safeguard residents.”