Almost two weeks ago, A.S. Cooper & Sons Ltd. reapplied for planning permission to knock down its Front Street building and replace it with a seven-storey structure to house its retail operations and office space for let.

The retailer applied for permission to redevelop the site in 1996 and received approval, but the permission was allowed to lapse. And although Cooper's does not have a tenant committed to the project, reapplying for permission and renewing it every two years safeguards the company against future planning restrictions and city ordinances.

"It's all academic right now," said Peter Cooper, A.S. Cooper's president. When it first proposed the project, Cooper's planned for construction to begin in August, 1996 and expected completion by December, 1998. But now, Mr. Cooper will not even estimate a timetable for construction.

But Cooper's failure to find a committed tenant, or tenants, is somewhat surprising: the balconied offices will be among only a couple that directly overlook Hamilton Harbour from Front Street, at least when cruise ships are not in port.

The entrance to the offices will be located at 26 Reid Street.

The office space will measure just under 27,000 square feet. The building will also include three floors of retail space and a restaurant, totalling 53,201 square feet.

The current building is six storeys tall at the Reid Street level, but only three storeys tall at the front. A new terraced design, with each floor stepped back from the one below, will bring the height closer to Front Street and make room for the new offices.

As the retail industry continues to suffer, the office development is one way Cooper's is trying to diversify its business and turn a more healthy profit. The project also involves reducing the amount of space occupied by the struggling retail business: in the new structure, the fourth floor which currently houses the children's department, Kids on Four, will become office space.

Mr. Cooper said the company has yet to decide whether or not to work with the existing structure or start from scratch. If the first option is chosen, the Reid Street end of the building will still need to be demolished and the Front Street side will require new reinforcement to support the weight of the floors above.

If Cooper's decides to renovate, it will do it floor-by-floor to minimise disruption to the retail store.