A second bid to convert a former Blackburn missionary church into a new shop and flat has been submitted.

In January the proposal for the Gospel Hall in Victoria Street, Shear Brow, was turned down by planners over fears is could lead to the building becoming bedsits.

Now Mohamed Riaz Patel has made a second planning application to Blackburn with Darwen Council for the transformation of the building into a mixed-use, comprising retail, goods production and storage, and one self-contained flat.

In the application he addresses the concerns of planners the conversion could lead to the creation of a House in Multiple Occupation (HMO) containing bedsits head-on.

He warns failure to grant permission for the proposal  would lead to the premises in the Richmond Terrace Conservation Area continuing to decline.

Supporting documents with Mr Patel's application read: "The site relates to the former Gospel Hall, a traditional three-storey building within the town centre.

"The primary frontage of the site fronts Victoria Street.

"The proposal seeks planning approval for the change of use of the building comprising of; ground floor – one retail unit and goods production; first floor – storage, staff welfare facilities and work studio paraphernalia to the bakery; second floor - ancillary accommodation for the owners of the building; and external alterations include new frontage, erection of side extensions and dormer to the rear elevation.

"The purpose of the proposals is to bring a vacant building in the town centre back into a viable use and to provide appropriate accommodation for the appellant's growing family.

"It is noted one of the reasons for refusal on the previous application made reference to the council having concerns with regards to an HMO use.

"This is inaccurate, the residential use of the second floor will solely be for the appellant's growing family that all currently reside within the first and second floor of the adjacent unit, Meena Bakery.

"To alleviate the council’s HMO concerns, the appellant is willing to agree for this aspect of the proposal to be conditioned to the appellant only including no HMO use.

"The premises are vacant and have been for over 10 years.

"It is clear from a visual assessment externally and internally the building is deteriorating and is reasonable to conclude that if it remains vacant it will continue to decline.

"Such a scenario is not conducive to the overall character of the conservation area."