Hand car wash at 56 Cargo Fleet Lane, Middlesbrough

What was proposed

Retrospective permission was sought for a hand car wash with access from two roads, eight parking spaces, two ancillary buildings and specified opening hours.

“Proposal 22. Development proposals seek retrospective consent for a change of use from vacant land to a hand car wash. The existing access points will be used providing access into the site from Cargo Fleet Lane and allow vehicles to exit onto Bournemouth Road. 8no car parking spaces will be located towards the western part of the site. Two ancillary buildings are proposed to the south of the site providing a office/reception area and separate store and w.c.”

Officer report

The site and its setting

The site was a prominent corner plot beside shops and commercial units, with a predominantly residential area around it.

“Furthermore, the applicant has failed to submit sufficient details (noise assessment/drainage strategy/ flood risk assessment) so that the application and associated impacts can be fully considered. The change of use is not deemed a satisfactory form of development and relevant policy requirements have not been met. Officer recommendation is to refuse and enforce.”

“Bournemouth Avenue and Cargo Fleet Lane, the site is not allocated for a specific use in the Local Plan. The last known use of the site was as a petrol filling station however then site was later cleared and has remained vacant since. The site lies adjacent to a small parade of shops and other commercial units that form the identified Cargo Fleet Lane/Fulbeck Road neighbourhood centre. The rest of the surrounding area is predominantly residential in character.”

Officer report

Who spoke

A representative for the applicant asked for deferral and said outstanding issues could be addressed, while a resident spoke against the application.

What members considered

Members discussed missing supporting documents, access congestion, competing traffic movements, public transport, cycle lanes and pedestrian safety.

“Furthermore, the applicant had failed to submit sufficient supporting documentation, including a noise assessment, drainage strategy, and flood risk assessment, which prevented a full consideration of the application and its associated impacts. The Highways Officer clarified that there was two site access points onto Cargo Fleet Lane and Bournemouth Avenue that were already there but did not generate any traffic in their own right.”

“The Highway Authority believed that the creation of this site would intensify vehicle movements and be detrimental to the free flow of traffic and highway safety. A total of six public objections were received, along with representations from two local ward councillors.”

Minutes