A large part of Portadown’s High Street Mall looks set to be converted from shops into offices, Armagh I can exclusively reveal.
Proposals have been drawn up for major changes to the retail centre, which in recent years had been transformed to centre around a plaza-style complex.
Plans have been submitted by the Armagh-based Formation Works to Armagh City, Banbridge and Craigavon Borough Council for consideration.
They detail a change of use from shops to offices, with some sitting tenants set to be relocated if the proposals proceed.
The applicants recently bought the High Street Mall, providing a combined investment of £4.6m into Portadown.
Despite partial demolition and big changes to the physical layout just a few years ago, the retail centre has found the going tough.
And, taking in mind changes in working patterns adopted during Covid-19, the idea now is to convert a large section of the High Street Mall into office accommodation.
Papers prepared for the applicant by TSA Planning explain the rationale: “Formation Works were established in 2021, in a direct response to the Covid-19 pandemic. Post Covid office accommodation quality, standard and flexibility has considerably changed compared to that pre-Covid. With an increased demand and shift towards work from home, there is a general movement towards companies requiring smaller office spaces as less employees are in the office at any one given time.
“As such, the demand for flexible work environments or ‘hot desks’ have become an increasingly attractive option for companies looking to adapt to a more flexible work environment. Formation Works are a company aiming to fill this gap in the market, to meet the demands of companies who seek flexible work environments.
“Formation Works currently provide flexible, creative office solutions with high-end fit outs and attractive spaces. This allows for multiple companies to exist under one-roof, giving them the ability to provide more, or less, spaces and desks, as and when required. This office format allows for flexible work environments for companies, ensuring town centre office spaces are still relevant, whilst also balancing the demand for work from home.
“As the workspace culture continues to change throughout NI, Formation Works are continuing to expand this format of flexible office accommodation.”
High Street Mall is anchored by tenants such as Lidl and B&M Bargains and it benefits from a central town location, easily accessible by pedestrians or car, ample parking.
But TSA Planning advise: “In spite of this, the centre’s covered mall format has struggled in recent years demonstrating high levels of vacancy.”
The changes will affect Units 12-17 and 22-28 within the High Street Mall, and include “internal reconfiguration” and “minor external alterations”.
TSA Planning states: “The majority of the units are vacant and those remaining traders are to be relocated to adjacent vacant units, further consolidating and strengthening the retail element.
“The internal reconfiguration will alter the internal layout of High Street Mall to appropriately accommodate the office spaces. Public access points to the shopping centre and car parking will remain unchanged.”
Businesses located within the application site include The Works, Superdrug, Holland & Barrett and Mackeys Opticians.
The planning body further reveals: “The proposal converts roughly 15% of the existing retail space within High Street Mall to office use, with a remaining 85% of space still functioning as existing.”
In real terms, that would see the creation of over 18,000 sq ft of new office accommodation.
In backing up the proposals, TSA Planning points out that, as of October 31, last year, ABC Council reported that the vacancy rate for Portadown stood at 20.9% of total properties within the town centre boundary. That’s 144 of the available 688 ‘non-domestic properties’.
For context, this was ranked second for highest vacancy percentage in the Council area, only behind Dromore, at 25.2%.
At the time of the submission of this application, the High Street Mall has a 42% vacancy rate.
The submission to council states: “It is clear that there is a need for additional investment and development within Portadown town centre to help lower vacancy rates.”
The recent ‘plaza’ style redevelopment had “secured a key part of regeneration of the Mall already which has seen a positive outcome for the shopping centre”.
But it continues: “The town centre has existing capacity for the proposal and appropriate town centre uses, such as office accommodation, can play a vital role in reducing the vacancy rate, whilst also providing suitable and compatible uses to the predominant retail offering, strengthening and consolidating the centre.
“The introduction of Formation Works as a client and business model anticipates to bring forward a new office concept for the town, which has proven demand throughout Northern Ireland. The proposal caters towards the changing office environment, ensuring office provision in Portadown can compete with other towns of similar size.”
Furthermore, TSA Planning insists: “Converting underutilised retail units into office space will ensure active use of the premises, reducing the risk of long term vacancy and the associated negative impact on the surrounding environment. Offices generate consistent footfall and create demand for nearby services such as retail and hospitality, contributing to the overall sustainability of Portadown Town Centre.
“We consider this proposal to help secure the financial future of the shopping centre, whilst also helping form this next phase of refurbishment and regeneration for the Mall.”
The application will now be advertised shortly.
