Plans to transform a former gospel hall into a retail unit, production and storage unit, and self-contained flat have been kicked out by the council over concerns that the property will be used as an HMO. 

Mohamed Riaz Patel of Meena Bakery applied to Blackburn with Darwen Council in October 2022, to change the former gospel hall on Victoria Street in Blackburn, which is adjacent to Meena Bakery, into a building of mixed-use, comprising retail, goods production and storage, and a self-contained flat.

Additionally, there would have been the installation of a new shop front, and the erection of side extensions and a dormer to the side.

The proposals sought to convert the ground floor of the gospel hall to retail units at the Victoria Street entrance, with a production room, washroom and kitchen preparation area behind.

The first-floor proposals included a cake decoration area, goods storage area, kitchen and staffroom, with a toilet area in the first floor extension. The second floor would have been be sub-divided into multi-occupancy living.

The application was not registered with the council until June 2023 and according to planning documents, during the period between October 2022 and June 2023, numerous attempts were made to assist the applicant in terms of submitting adequate/accurate plans, clarity of description, and relevant supporting documents, with the application finally validated on June 27, 2023.

Pre-application discussions were also held with the applicant prior to the submission of the application, but the full intentions and extent of the proposal was not made clear at the time.

A planning document stated: “The pre-app enquiry made no reference to the proposed change of use, and read: ‘New shop front to Victoria street gospel hall, with roller shutter door and first floor extension on regent street with roller shutter door for delivery and dormer to rear of regent street’.

“No design and access statement, planning statement, waste management statement, or residential amenity assessment, were submitted.”

Planning officers provided several reasons for refusal of the plans, with the main one raising concerns over the proposed internal layout of the second floor self-contained flat.

A report to the planning committee said: “The council has genuine concerns that the property will be used as an HMO, eroding the amenity of neighbouring properties, and having a material detrimental impact on the physical, social, environmental or economic character of the surrounding area and the town centre.

“The proposal fails to demonstrate that waste from the proposal (retail, goods production, and residential), as well as waste from Meena Bakery which falls within the same ownership, can be fully accommodated within the development site without any overspill onto the public highway.

“No waste strategy has been provided to demonstrate a suitable scheme can be implemented, including the number and size of bins required, and appropriate storage and access.

“The proposed bin storage area/loading bay is in a prominent location, highly visible in the street scene (particularly from Barbara Castle Way) and any external storage of waste would have a significant detrimental visual impact, as well as potentially causing a highway obstruction.

“The applicant has failed to provide adequate detail, accuracy and clarity in relation to various individual aspects of the proposed development, and this cumulative lack of detail/supporting information has resulted in the application failing to demonstrate that the proposal can be considered sustainable development.

“The former gospel hall building is considered a non-designated heritage asset which makes a contribution to the setting of a nearby Grade II Listed building, and is in a prominent town centre location within the Richmond Terrace conservation area.

“The proposal fails to demonstrate, with particular regard to window, door and roller shutter detail, that the external alterations would preserve or enhance the character and appearance of the Richmond Terrace conservation area, or the setting of the listed building.

“The proposal would potentially result in an unacceptable detrimental impact on the residential amenity of nearby properties, in particular the occupiers of flats to the rear, through noise, fumes and odours, and potentially on the occupiers of the proposed self-contained flat.

“The proposal fails to demonstrate that increased movements at the site, including parking, access and servicing requirements, can be met without having an unacceptable detrimental impact on highway safety.”

Concerns were also raised by neighbours, fire safety and building control, and the Blackburn with Darwen town centre team (Blakey Moor townscape heritage project manager).

The report concluded: “The application as submitted was short on detail and did not adequately address potential detrimental impacts such as the impact on the conservation area, waste storage, residential amenity, and concerns about the internal layout of the property being more like a HMO than a self-contained flat.

“Subsequent attempts by the applicant to address various concerns have still failed to adequately address all these concerns and/or provide sufficient supporting detail on the plans and in supporting statements.

“Any future planning application will need to fully address all the issues of concern raised in this report (including the relationship with the Meena Bakery / Red edge); and submit relevant supporting statements and provide more clarity and detail to appropriately demonstrate the acceptability of the proposal.”

The plans were refused on December 22.