Office-to-dwelling conversion at 4A The Square, Beeston

What was proposed

The application proposed changing an office into a four-bedroom dwelling for short-term lets, including accommodation for council contractors.

“The application is brought to the Committee as it is a Council application. Purpose of the Report 1.1 The application seeks planning permission for the change of use from an office space to a dwelling (C3). Recommendation The Committee is asked to RESOLVE that planning permission be granted subject to conditions outlined in the appendix with delegation be given to the Assistant Director of Planning and Economic Development. 3.”

“The application seeks permission for a change of use from an office space to a Dwelling (C3) which will be used as a short term let.”

Officer report

The site and surroundings

The contained unit is above a shop, accessed through a service yard, and has bedrooms, living space and a bathroom.

“The application site is a contained unit, above Peacocks in Beeston Square. The flat is intended to be used primarily for Council contractors, however, as the use would be residential, a flexible approach to the tenancy could be considered. The unit is 79m 2 and has provision for 4 bedrooms, with a lounge/dining space and bathroom.”

“The unit is accessed via the service goods yard, which is off Station Road.”

Officer report

Earlier planning history

Earlier applications included redevelopment works, condition changes, and a previous change from residential use to offices at the unit.

“13/00042/FUL Hybrid planning application comprising: Full application for the demolition of retail (Class A1) units 9 to 18 (inclusive) and the canopy fixed to units 1 and 7 to 22 (inclusive) and construction of larger, replacement commercial units incorporating a mix of uses at ground floor: retail, restaurant/café and drinking establishment (Classes A1, A3, and A4) and gymnasium at ground and first floor (Class D2).”

“Change of use from residential (Class C3) to offices (Class A2) – 2A, 3A and 4A The Square PERC”

Officer report

What officers recommended

Officers recommended approval because the vacant office could return to use, with no concerns about design, amenity or access.

“It is anticipated that the accommodation be used for short term stays, such as accommodation for contractors. Notwithstanding this we are assessing this as a C3 use, which would include permanent residence and longer term stays. Amenity 6.3.1 Policy 10 states that the impact of a development on neighbour amenity will be a consideration.”

“On balance, the unit would result in a loss of office space, however as the unit was vacant it is considered to be an acceptable change of use, with no concerns regarding design, amenity or access.”

Officer report

Consultation responses

Environmental Health accepted the noise assessment, one neighbour had no objection, and another raised security concerns and requested CCTV.

“Planning Committee 12 March 2025 The operational phase of the development will introduce new sensitive receptors into an area which has existing sources of noise / vibration. These new sensitive receptors may be subject to adverse impact on their amenity due to these existing environmental impacts. The development location is above a busy retail development. The location is surrounded by fixed plant serving various existing commercial activities.”

“A noise assessment and report was received following this from the applicant, which was then sent to environmental health who were satisfied with the report and stated that this removed the need for the above condition, as the only discrepancy on the noise report would be when any occupiers were present in the unit. Three neighbours were consulted on the application. One response was received which had no objection to the proposal.”

Officer report

Public speakers

There were no public speakers at the meeting.

Committee discussion

Members discussed how the property would be managed and the need for accommodation in Beeston.

“Having given due weight the evidence before it, the Committee debated the item. The discussion centred on the management of the property and the need for accommodation in Beeston.”

Minutes

The committee’s decision

The committee granted planning permission subject to the listed conditions and delegated authority for implementation.

“RESOLVED that planning permission be granted subject to conditions outlined in the appendix with delegation to be given to the Assistant Director of Planning and Economic Development.”

“The development hereby permitted shall be retained in accordance with the Site Location Plan (1:1250) received by the Local Planning Authority on 2 January 2025 and Floor Plan received by the Local Planning Authority on 29 January 2025.”

Minutes