Plans to convert three shops to housing on what was once "the best shopping street in Morecambe" have been refused.
Lancaster City Council has turned down the proposals at 57, 59 and 61 Yorkshire Street in the West End.
The planning applications were for 'change of use of retail unit to residential and removal of shopfront with alteration to windows'.
But a council decision notice said: "The proposed development would result in the loss of an active commercial frontage within the West End" and "would create a significant break in the continuity of the retail frontage, underminining the established character and appearance of the streetscene, and detracting from the vitality and viability of the local centre."
It also said the plans "would result in a substandard form of development by reason of poor levels of outlook, natural light and failure to secure privacy" and there was "insufficient information to enable a full assessment of flood risk".
Following the decision, the applicant, Bryan Long, told Beyond Radio.
"I was told they are crying out for accommodation.
"There’s no call for shops anymore, they allowed so many supermarkets in the town.
"Yorkshire Street was the best shopping street in the town and they finally killed it with the new stupid road layout, paying rates on empty shops because nobody wants them.
"I should have been told beforehand by the (city) council they probably wouldn't allow it."
Morecambe Town Council also discussed the planning application at their meeting at Morecambe Town Hall on Thursday.
Councillor David Whitaker said: "We need to encourage more alternative uses for properties on Yorkshire Street."
Councillor Jim Pilling said: "It used to be the main shopping area in Morecambe. There doesn't seem to be any sign of it coming back."
Councillor Joanne Ainscough said: "My main concern is the loss of retail space. Some of these properties on Yorkshire Street have already gone to housing.
"The West End needs a masterplan. We need a well thought-out plan of how we can regenerate that area. We've talked for years about making it an arts and cultural area."
Councillor Clark Kent, chair of Morecambe Town Council, said: "It's heartbreaking to see a lovely area go downhill. It would be great to put some independent retailers in there."
Councillor Martin Bottoms, a town councillor and also Lancaster City Council cabinet member for regeneration in Morecambe, said at the meeting that he'd had "approval for a full-time member of staff who will focus on derelict properties in the West End."
Yorkshire Street is fondly remembered as a bustling shopping street during its heyday, by long-time residents of the town.
But the West End street has fallen on tougher times in recent years with many empty derelict premises (see below).
Changes to part-pedestrianise the road layout several years ago, in an effort to boost the area, proved controversial with traders.
Matt Panesh, who runs the West End Playhouse on Yorkshire Street, told Beyond Radio: "Many tell me that was the death knell of Yorkshire Street."
But Mr Panesh said he believed the street can come alive again, as an area for artists and culture, with quality independent shops.
He plans to open a reading room/podcast recording studio in the former Cobblestone Cafe on Yorkshire Street by the end of October.
"I think it should be a commercial street, it just takes a bit of imagination to make it into a bustling place again," he said.
"I've been here for seven years and it's always had an air of promise to it. I think there is a change coming. There needs to be a whole reappraisal of what the high street is for, but the infrastructure is still there."
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