Class E business units at The Old Garage, Bottisham, Cambridge

What was proposed

The application sought retrospective permission to change eight units from general industrial use to flexible Class E commercial, business and service use, with ancillary storage.

“Regularisation of the development - change of use of units 1, 6, 7, 8, 9, 10, 11 and 12 to Class E with accompanying ancillary storage area and associated works…”

Officer report

The site and its setting

The site is a deep commercial plot in Bottisham’s village core, containing eight business units, parking, access and rear storage containers beside residential properties.

“The application site forms a deep commercial plot containing a single-storey building subdivided into 8 individual business units and associated hardstanding, parking and access. The plot and building footprint run perpendicular to the High Street, extending back into the site.”

“Situated at the far rear of the site is a range of storage containers. These containers provide essential ancillary commercial storage for the operations of the onsite business units.”

Officer report

Why officers recommended approval

Officers considered the brownfield reuse sustainable, supportive of employment and local services, and capable of protecting residential amenity through enforceable conditions.

“The reuse of an existing brownfield commercial site within the defined development envelope for Bottisham represents a sustainable form of development that complies with Policy GROWTH 2 and the overarching spatial strategy of the East Cambridgeshire Local Plan, 2015 (as amended) and Chapter 2 and Chapter 11 of the National Planning Policy Framework (2024).”

“The retention of an employment asset provides a sustainable outcome that aligns with the East Cambridgeshire Local Plan, 2015 (as amended) as a whole. The potential operational impacts specifically relating to nuisance and amenity protection can be satisfactorily managed, secured, and mitigated through the imposition of robust planning conditions to achieve compatibility with the surrounding residential context.”

Officer report

What consultees and neighbours said

Highways raised no significant highway objection, while environmental health sought controls; the parish council and neighbours raised concerns about noise, traffic, storage, heritage and cumulative effects.

“Raises significant planning concerns, incomplete and misleading application, inappropriate use class for undeclared business (storage containers), excessive operating hours, heritage impact, biodiversity and loss of green infrastructure, policy compliance, traffic and parking impact, retrospective development, enforcement and cumulative impact.”

“Objections & Concerns • Highway Safety & Traffic. • Parking Provision • Residential Amenity & Noise • Visual Impact & Street Scene • Impact on Heritage Assets • Scale of Use (Blanket Class E) • Operational Details: (excessive opening hours and specific operations, including takeaway food sales and the use of storage containers) • Environmental & Drainage Impact • Site Management (future over-intensification and contamination concerns linked to the site’s historic use as a…”

Officer report

Who spoke

Objectors described noise, odour, traffic and enforcement concerns; the agent supported approval; the parish council sought individual assessments or deferral; and a ward member supported conditional approval.

The committee vote

The committee voted to approve the application, with nine votes in favour, none against and one abstention.

“Cllr Lucius Vellacott stated that this was an acceptable application, with sensible conditions to mitigate residents’ concerns. He recommended that the Committee approve the application.”

“Cllr Bill Hunt proposed and Cllr Lucius Vellacott seconded that the application be agreed, as recommended by the officer with the agreed amendments to the conditions. A vote was taken and with 9 votes in favour, 0 votes against and 1 abstention, the Committee…”

Minutes

The decision and conditions

The application was approved with the listed conditions, amended parking and turning wording, and delegated authority to add a condition controlling noise from all units.

“To approve the application, subject to the conditions set out in Appendix 1, with the following amendments: 1) The first sentence in Condition 10 to be amended to “All parking and turning areas shown on the approved plan ‘S3717/012A Proposed Site Layout Rev A received 22 April 2026’ shall be kept clear of obstructions and shall at no time be used for external customers seating, tables, outdoor displays, sales, or any other commercial or business activities.” 2) To further…”

Minutes