Independent Leith Walk traders were left stunned yesterday – almost speechless – at news that yet another supermarket may open soon in Broughton.
The Cooperative Group has applied for planning permission to convert the former Hopetoun Bar Diner at 8 McDonald Road (Ref. 11/00435/FUL) into a Class 1 retail unit ('convenience store').
'Another one?!', 'You're joking!', 'Unbelievable!' were typical reactions from those shopkeepers we spoke to.
The proposed outlet would operate from 7:00am–11:00pm (the former pub was open between 11:00am and midnight), and occupy a net retail floor area of 222 square metres. No new access or parking arrangements are proposed. The property is currently owned by the Alloa-based Maclay Group.
In a transport statement attached to their application, a Coop agent states that the 12-metre long loading bay on the south side of McDonald Road and adjacent to the property would be big enough to accommodate the smaller vehicles in its fleet.
'The area surrounding the proposed development,' it continues, 'is characterised by high-density flatted developments, at least four storeys in many instances, hence the population surrounding [it] is relatively high. Given the small size of the proposed development and the relatively-restricted range of goods, it's likely that most of the trips to the proposed development will be made on foot from residents of and vistors to these surrounding dwellings.'
In associated statements, the Coop is said to aim at improving the currently 'poor' range of convenience goods on offer, and offer those living nearby (particularly to the west) access to a better selection without travelling far.
Elsewhere, it goes on: '[W]e do not anticipate the proposed convenience store would have any significant or harmful trade diversion effects upon [Tesco Express at 4–6 Brunswick Place, or Scotmid at 209 Leith Walk] or be detrimental to the overall health of Leith Walk town centre. Instead, the proposed store will facilitate healthy competition in the local area, ensuring that prices are competitive and consumer choice is expanded to the benefit of local residents'. Independent traders will point to careful use of the word 'overall' in this paragraph.
Leith Central Community Council met last night and discussed the application as part of its normal business. Members voted unanimously to oppose it, princpally on the grounds that adequate provision already exists and alternative uses for the premises would be preferable. Concerns were also raised over the likely disruptive frequency of small-scale deliveries.
An important distinction between this and the recent, successful application by Tesco was noted: the premises at 8 Picardy Place already enjoyed a Class 1 retail licence; 8 McDonald Road does not.
Spurtle has approached a range of local elected representatives for their reactions, and will report further on this story soon. We also welcome readers' opinions: for, against, or other.