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Dismissed17 June 20223283168

The Fox And Hounds, 178 Goldington Road, Bedford, MK40 3EB

Planning appeal 3283168 at The Fox And Hounds, 178 Goldington Road, Bedford, MK40 3EB (Bedford Borough Council) was dismissed on 17 June 2022 by Inspector Jack C, by written representations. The main issue, as the Inspector framed it: Whether the proposed change of use of the public house is justified.

change of use from public house (Sui Generis) to retail use (Use Class E) and residential (Use Class C3) with associated extensions and external alterations to the façade, changes to car parking layout, closure of one vehicle entrance, and provision of cycle parking

Authority
Bedford Borough Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Change of use
Inspector
Jack C
Postcode
MK40 3EB

Main issues, as the Inspector framed them

  • Whether the proposed change of use of the public house is justified
  • The effect on living conditions at nearby properties in Abrahams Close
  • Whether there would be adequate provision for waste and recycling
  • Whether there would be adequate provision in terms of highway safety and parking
  • The effect on the character and appearance of the area

What decided it

The loss of the public house as a community facility without adequate justification through active marketing, combined with harm to neighbouring living conditions through overlooking and inadequate waste provision, outweighed the benefits of the residential and retail development.

What the Inspector cited

Development plan policies
Policy 83Policy 32Policy 29Policy 31Policy 28Policy 30
National Planning Policy Framework
Paragraph 110Paragraph 111

How the Inspector dealt with each one is set out in the app, in order: the development plan, national policy, housing land supply, other considerations and the planning balance, beside the letter.

See how each was applied

The decision letter

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The main issues, what decided it, the planning balance and the policies and judgments listed as cited are read from the published letter by Town Planner Pro and are our summary, not the Inspector’s words; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

In the app this decision sits on the map beside every appeal around it, with its letter to read and the main issues, policies and judgments cited picked out.