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

Planning appeal 3332432 at The Fox And Hounds, 178 Goldington Road, Bedford, MK40 3EB (Bedford Borough Council) was dismissed on 14 May 2024 by Inspector Clarke B, by written representations. The main issue, as the Inspector framed it: whether the proposed change of use of the public house is justified with reference to the strategy in the development plan for retaining local facilities.

the change of use from public house (Sui Generis) to retail use (Use Class E) and residential (Use Class C3) to form four dwellings, 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: Clarke B
Postcode: MK40 3EB

Main issues, as the Inspector framed them

whether the proposed change of use of the public house is justified with reference to the strategy in the development plan for retaining local facilities
the effect of the development upon highway safety with particular reference to the adequacy of parking and space for deliveries and manoeuvring

What decided it

The failure to demonstrate robust marketing of the public house, particularly the exclusion of freehold operators through leasehold-only marketing, meant the appellant could not satisfy all three criteria of Policy 83 for change of use of an essential local shop, thereby breaching the development plan strategy for retaining local facilities.

What the Inspector cited

Development plan policies: Policy 83Policy 31
National Planning Policy Framework: Paragraph 97

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.

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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.