2C Cleveland Street, Kempston, Bedford, Bedfordshire, MK42 8DN

Planning appeal 3357208 at 2C Cleveland Street, Kempston, Bedford, Bedfordshire, MK42 8DN (Bedford Borough Council) was dismissed on 24 April 2025 by Inspector Spataru A, by written representations. The main issue, as the Inspector framed it: whether the proposed development would provide acceptable living conditions for future occupants with regard to outlook, odour, natural ventilation and noise.

the change of use from nail salon (sui generis) to residential flat (class C3) (amended proposal)

Authority: Bedford Borough Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Change of use
Inspector: Spataru A
Postcode: MK42 8DN

Main issues, as the Inspector framed them

whether the proposed development would provide acceptable living conditions for future occupants with regard to outlook, odour, natural ventilation and noise
the effect of the proposal on the living conditions of the occupiers of 2B Cleveland Street with regard to odour

What decided it

The inadequate outlook and increased odour from the proposed bin storage arrangement would cause significant harm to the living conditions of both future occupants and neighbouring residents, which substantially and demonstrably outweighs the limited housing and economic benefits.

The significant harm to living conditions substantially and demonstrably outweighs the limited social and economic benefits of one additional studio flat, such that the presumption in favour of sustainable development does not apply.

What the Inspector cited

Development plan policies: Policy 2SPolicy 32
National Planning Policy Framework: Paragraph 135Paragraph 232Paragraph 11

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 authority’s record since 2016 · every decision in 2025

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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.