MOT centre and repairs at 1 Park Road, Kempston, Bedford

What was proposed

The application sought permission to change the site to an MOT centre providing car repairs and servicing.

“The application seeks permission for the change of use of the site to an MOT centre with car repairs and servicing. The site is a two-”

“Planning permission is sought for the change of use to MOT centre with car repairs and servicing.”

Officer report

The site

The site is a two-storey industrial building on Park Road, previously used for car sales inside the building and on the forecourt.

“- 25 - storey industrial building on Park Road in Kempston which currently operates as car sales site. There are very limited alterations to the site which the largest changes being internal. The application is before committee as it has received three or more letters of objection, and there is an objection from Kempston Town Council.”

“The application site comprises of a two-storey industrial building on the west side of Park Road in Kempston. The site has been unoccupied for a short period of time, but the last use of the site was for a car sale (Sui Generis) for both inside the building and surrounding forecourt area.”

Officer report

Earlier applications

Earlier permissions covered car sales and storage and six flats, while a later application for a 14-bedroom HMO was withdrawn.

“Following this permission was granted under 18/02005/FUL for the change of use of building from mixed use B8 storage, Car sales and C3 dwellinghouse to Six flats (Five 1 bedroom and one 2 bedroom) including roof extension, front bay window and alterations).”

“The most recent application 23/02652/FUL for the change of use to a 14 bedroom HMO was withdrawn.”

Officer report

What officers recommended

Officers recommended permission because the use was acceptable in principle and conditions could address noise, parking and waste.

“The site is located within the urban boundary of Bedford and Kempston and would be an acceptable use in this location in principle. Also given the lack of physical alterations to the site and the use proposed, there would be no concerns in relation to visual impact, neighbouring amenity, highways, flooding, waste or ecology. All statutory consultee comments have been assessed and appropriate conditions added to cover matters raised as referenced above.”

“The development hereby permitted shall be begun before the expiration of 3 years from the date of this permission. REASON: In accordance with Section 91 of the Town and Country Planning Act 1990, to prevent the accumulation of unimplemented planning permissions. The development hereby approved shall be carried out in accordance with the plans and documents listed on this notice, unless required otherwise by a separate planning condition of this permission.”

Officer report

What consultees said

Environmental Health and Highways raised no objections subject to conditions, while the Town Council objected to parking, safety, noise, pollution and visual effects.

“Env Health & Trading Standards No objection subject to conditions for noise mitigation measures and operating hours restriction. Kempston Town Council Objection due to: - Significant parking issues on the road which will get worse with the proposed use. No information on parking for customers and drop off points.”

Officer report

What residents said

Fifteen objections concerned highway safety, parking, the residential setting, noise, disruption and pollution, while one response supported employment and on-site vehicle space.

“- 27 - Objections: 15 o Highways safety concerns due to vehicular movements and existing speeding vehicles upon road users and pedestrians. o Access has poor visibility and Park Road is narrow. o Increase parking pressure to on street parking. o Not in keeping with residential area and unsuitable location. o Noise and disruption impact upon neighbouring residential properties. o Increase pollution impacts from oil, chemicals and emissions without waste management details.”

“Support: 1 o Creation of employment in an existing industrial building. o Space on site for waiting cars and storage on existing hardstanding.”

Officer report

Who spoke

The committee heard representations from two objectors, and Councillors Nawaz and White made statements.

The committee's decision

The committee refused the application because sufficient on-site parking and manoeuvrability were not demonstrated and the use would harm residential amenity.

“The development fails to demonstrate that sufficient on-site parking and manoeuvrability can be achieved, or that it would not have a detrimental impact on highway safety. As such, the development would fail to meet the requirements of Policy 31 of the Bedford Borough Local Plan 2030 and paragraphs 116 and 117 of the NPPF.”

“The proposal would result in an inappropriate use in a residential area resulting in harm to neighbour amenity due to noise and disturbance, vehicle movements, storage, commercial activity and the comings and goings of users of the site. As such the development would harm the residential amenity of the local area contrary to Policy 30, 32, 47S of the Bedford Borough Local Plan 2030 and paragraph 135 of the NPPF.”

Minutes