Four cluster flats at 12 - 14 Moore Gate, Beeston

What was proposed

The application proposed adding two floors to convert an existing Use Class E building into four cluster flats containing 31 studios.

“PROPOSAL: Construct two additional floors to facilitate conversion from Use Class E to form 4 cluster flats (Sui Generis Use)”

“The application is brought to the Committee at request of Councillors Bunn and Marshall. 1. Purpose of the Report 1.1 The application seeks full planning permission to construct two additional floors to facilitate conversion from Use Class E to form 4 cluster flats (Sui Generis Use) at 12-14 Moore Gate Beeston. 2. Recommendation The Committee is asked to RESOLVE that planning permission be GRANTED subject to conditions outline in the appendix. 3.”

Officer report

The site and surroundings

The vacant building lies just outside the town centre near transport facilities, with a pub, residential properties, student accommodation and a car park nearby.

“The site is located just outside the designated town centre within close proximity to the transport interchange off Middle Street onto Moore Gate. The land falls north west down to south east with Moore Gate running along the north/north east side of the building.”

“The area consists of commercial, residential and transport infrastructure. To the north lies the transport interchange and Beeston Town Centre, to the north east lies The Star public house with hotel accommodation above and beer…”

Officer report

Earlier planning permission

An earlier outline permission for a three-storey building with up to 14 apartments lapsed because no reserved matters application was submitted.

“Outline planning permission was granted for a three storey building with up to 14 apartments (all matters reserved) following demolition of the warehouse, 16/00626/OUT refers. A reserved matters application was never submitted and so the permission has now lapsed.”

Officer report

What officers recommended

Officers recommended approval, considering the location sustainable and the proposal acceptable in principle, with no significant harm to neighbours or highways.

“The principal of development is acceptable in this location as the site is located within an urban and highly sustainable location within Beeston Town Centre and public transport. It is therefore considered the principle of residential development through conversion and extension of a vacant building is acceptable.”

“Highways 6.5.1 Paragraph 116 of the NPPF states that development should only be prevented or refused on highways grounds if there would be an unacceptable impact on highway safety, or the residual cumulative impacts on the road network would be severe. The proposal does not include any parking provision and given the site is located within Beeston Town Centre with good transport links the Highways Authority would not have any concerns in highway terms.”

Officer report

What consultees said

Council consultees raised no objections subject to conditions covering waste, noise, ventilation, construction, lighting, highway safety and housing standards.

“Broxtowe Borough Council Environmental Health – No objections in principle, but requested a condition for noise and ventilation, construction noise, Construction/Demolition method statement and external lighting.”

“NCC Highways - Provided two sets of comments. First requiring more information and second set stated given the location is within the town centre and good transport links the highways authority would not have any concerns in highway terms, but did raise concerns regarding residents to the proposed site may cause inconvenience to the existing residents and their visitors who also have a demand for parking in the proximity to the site.”

Officer report

Concerns raised

Four representations raised concerns about overshadowing, enclosure, overlooking, construction effects, privacy, noise, access, parking and the area’s development levels.

“Business relies on a strong summer trade utilising the garden area and the proposed plan would severely affect the summer trade due to the height of the new floors overshadowing the pub garden • The four storey building would lead to a sense of enclosure for people using the pub garden • Overlooking from the higher floors more so onto the children’s play area within the pub garden • Construction of the upper floors would require construction equipment and there is no space…”

“Planning Committee 11 February 2026 • The area is already overdeveloped due to several large development going up in recent years, notably the development on Beeston Square adjacent to the cinema, the conversion of the College on Chilwell High Road and Broadgate House.”

Officer report

Public speakers

An opposing speaker and the applicant spoke to the committee before the general debate.

The committee debate

Members focused on the loss of light, privacy and parking problems the proposal could create for the neighbouring pub garden.

“The Committee noted all the information pertaining to the application. The debate focused on the loss of light, privacy and parking issues the application would generate to the neighbouring pub garden should it be approved.”

Minutes

The committee decision

The committee refused permission because the development’s massing, scale and design would harm surrounding properties and the adjacent pub, and it lacked on-site parking.

“The proposed development by virtue of massing, scale and design would have a detrimental impact on the living conditions of surrounding residential properties and the adjacent Public House through overbearing, and loss of light due to the increased massing and density of the proposal. Therefore, the proposal is contrary to Policies 17 of the Part 2 Local Plan (2019) and Policy 10 of the Aligned Core strategy (2014).”

“The proposed development fails to provide a mix of sustainable travel options due to a lack of parking provision on site, the proposal therefore contrary to Policies 17 of the Part 2 Local Plan (2019).”

Minutes