Dog day care facility at Land At Ahmad Farm, Tithe Road, Kempston, Bedford

“The application seeks retrospective planning permission for a dog day care and play facility.”

“The application seeks retrospective planning permission for a dog day care and play facility. The facility is known as K9 Korner, and is understood to have been taken over from a former business at the site known as Pawmaster.”

“The site is comprised of farmland located to the west of Bedford. There are no recent planning permissions at the site, and various development has commenced without being formally regularised. The site is outside the settlement boundary of Bedford and Kempston. It is not within a Small Settlement, and is considered to be in open countryside. It is within the Forest of Marston Vale (Policy 36S).”

“A retrospective application for a chicken shed to the east of the site entrance was approved in 2008 (reference 08/00388/S73, with details of the finish approved under 08/01734/AOC). The application included entrance gates, which were excluded from the approval by condition, due to the harm they would have caused to the rural character and appearance of the site.”

“There are no recent planning permissions at the site, and various development has commenced without being formally regularised.”

“The character and design is of a commercial nature and is of a poor quality, however given the location which is set back from the main road and the right of way, because of the limited impact this is considered acceptable. The impact on residential amenity is considered acceptable. The site is also set away from the flood zone that exists to the north. There would be visitors to the site, and the impact is considered acceptable in this respect, subject to condition.”

“For these reasons, the development is considered to be in accordance with the Bedford Borough Local Plan 2030 and the NPPF. On this basis it is recommended that the application is approved, subject to the applicant entering into a legal agreement to secure a financial contribution towards the Forest of Marston Vale.”

“Kempston Rural Parish Council Objection received based on the environmental impact of the proposal. Highways (Development Control) Officer No objection, subject to condition. Env Health & Trading Standards No objection. Scientific Officer No objection. Waste Services Manager No objection. Natural England No comments received. Nature Space (Newts) No comments received. Forest Of Marston Vale No objection, subject to condition.”

“Twenty six representations were received in support. The following material considerations were raised:”

“- The development being contrary to policy and Local Plan - Parking requirements, intensification of vehicular movements - Contamination of land - Flood Risk - Noise disturbance - Character and appearance - Ecology - Loss of biodiversity…”

“That permission be granted in respect of the above application in accordance with the recommendation of the Head of Planning and Building Control.”