Vehicle storage and valeting at Meeting Hall, 38 Barkers Lane, Bedford

What was proposed

The application sought storage and valeting of vehicles and parts, pre-delivery checks, car photography, a car wash, bin store and building alterations.

“Planning permission is sought for the change of use of the Gospel Hall (Class F1(f)) and car park to Class B8 (storage) purposes of vehicle storage, parts storage, pre-delivery checks, car photography and valeting area, along with the development of a car wash area, bin store, and alterations to the main building adding a roller shutter and removing an external canopy.”

“The proposed development would not be accessed by the general public and is only a storage area along with the other purposes listed above which will be accessed by staff members only. The site will operate in associated with the car salesrooms on Riverfield Drive, which is where the cars are sold, and any customers visit. Sold cars and occasional vans will be driven to the site for valeting and washing before being driven back to car salesrooms.”

Officer report

The site

The site was a meeting hall with a large car park, and the proposed operation would be staff-only and linked to car salesrooms elsewhere.

“The application site is the Meeting Hall at 38 Barkers Lane in Bedford. The site contains a meeting hall and large car parking area covering the rest of the site.”

Officer report

Earlier applications and use

The site had planning history including an earlier meeting hall and a withdrawn application for the same proposal because marketing evidence was considered insufficient.

“The application site previously features a meeting hall which was demolished, a new meeting hall was built on site which was allowed at appeal associated with planning reference B/TP/78/69/A and B. An application for replacement security fencing and gates was also approved under 04/01180/FUL.”

“- 130 - The principle issue is that we do not consider the marketing scheme and process to be sufficient and robust enough to accord with BBLP 2030 Policy 99 i) to demonstrate that the site is surplus to existing and future needs. A marketing scheme would need to accord with Appendix 1 of the Allocations and Designations Local Plan 2013.”

Officer report

Objections received

Fourteen objections raised concerns about traffic, highway and pedestrian safety, noise, pollution, drainage, parking, crime, visual impact and community loss.

“Councillor Call in from Cllr Hendrickx on the grounds of: o Vehicle storage and valeting operation is unsuitable for residential area because of: -increase in traffic including HGVs and negative impact on safety road users -noise disturbance for neighbours: noise from site operation and car wash -visual impact of site in residential area…”

Officer report

Who spoke

Councillor Hendrickx made a statement on the application.

Changes to conditions

The amended vehicle condition required a transporter management plan, while the additional condition required a landscaping scheme before first use.

“Prior to occupation of the site, details shall be submitted to and approved in writing by the Local Planning Authority of how vehicles (including a car transporter) shall turn into and within the site and leave in forward gear along with a Vehicle Transporter Management Plan to include measures to ensure that no transporters park, stop or unload on any public road, and shall identify on-site arrangements for scheduling, holding, loading and unloading.”

“Prior to the first use of the site, a landscaping scheme shall be submitted to and approved in writing by the Local Planning Authority, which shall include details of the following:- a) A survey of existing trees, shrubs and hedges giving their species, location, height, spread and condition and indicating those which are to be retained and those to be removed. b) Planting proposals giving location, species, number, density and planting size.”

Minutes