Agenda item

Application for change use of industrial unit (class B2) to gymnastics club (class E).

Late items received after publication of main agenda:

Consultations:-

Since the committee extract was uploaded on 12/09/2024, we have received an additional 26 comments. The additional comments made the additional points, on top of the existing points raised within the existing committee report:

1)        The Gymnastics club improves social skills amongst children

2)        The club would be an asset to the community

3)        Exceptions to Policy need to be made when considering such a community asset

4)        The unit would be keeping the business in a local area

5)        This is the best unit Josh has found, and it is ideal for the gymnastics use

6)        The new unit could provide improved security for users.

Appraisal:-

1)        Letter from Wards estate agents received on 20 September 2024.

2)        Additional information submitted by the applicant on 1 September 2024.

BullGnG Gymnastics – Units considered 2019 – 2024

Stapleton Garage Unit - Not Suitable for Current Operations – April 2024

The Stapleton Garage unit was considered too far for our existing customer base. It is located next to a petrol station, presenting multiple health and safety concerns. Additionally, the landlord had already rented part of the unit for furniture storage and leased the back area as a lorry yard, further reducing the available space.

The price per square foot was misrepresented at £12.00, and with the partially rented portions, the landlord was seeking between £4,000 to £4,500 per month for approximately 3,000 sq ft. This made the unit financially unviable, especially given its distance from Desford, where most of our customers are located.

January 2024

This location also had this unit for rent earlier in the year that I considered this was set as an MOT garage and the landlord wanted the same business in it.

I also considered the sheds at the back of this unit; however, they were unsuitable for gymnastics activities. Back in September 2021, I also made initial enquiries about taking on the unit but at the time he was looking to lease the whole area which wasn’t a feasible option for our Gym Club financially.

30 May 2022 – Enquiry for Sparkenhoe Works Unit, Desford Road, Kirby Muxloe, Leicester, LE9 2BF

18^th November 2021 I initially enquired with the planning team at Hinckley and Bosworth council about this unit for change of use. I then decided it wasn’t the right time to pursue this further.

On 30 May 2022, seeing that the unit was still available,  I made inquiries about the Sparkenhoe Works unit with Michelle Smalley, the property owner. Although the unit had been vacant for some time and owned by the Sparkenhoe company, little to no work had been done on it for several years. There was over £30,000 required just for new lighting, along with many other expenses needed to make the space suitable for a gymnastics club.

At £60,000 per annum, the rent was too high for us to manage as the space was way too big, and would require too many internal alterations to make it useable which the club couldn’t afford. Ultimately, the space was rented out for storage purposes instead. Whilst they have now rented this particular space to a business there are still some of the same units available to rent now.

Other spaces were also available but unsuitable for gymnastics due to the height of the ceiling and supporting frames throughout the unit for upstairs.

There was also a space at the back of the bulding but height restrctions again were a problem. It is noted that one unit has now been repurposed as a Dance School, again showing the need for more Cat E spaces, the demographic of work and facilites required and I believe the councils policies are outdated and no longer reflect the current need and demands.

Proposal for Building a Dedicated Space at the School

Prior to COVID, I approached Bosworth Academy about building a dedicated gymnastics club on some available land at the back of the school. However, the lockdown put these plans on hold. Now, the cost of building such a space has become too high for the club to manage unless we are able to have external investors or a substantial grant offered. Additionally, the same parking issues we currently face would still persist with this option. In 2019 I was quoted £265,000 for a unit frame to be built.

Other properties available on Merrylees industrial estate

Other industrial Class B unit available as on 14/09/2024 that aren’t suitable for a gymnastics club, they are all also in the Cat A zone, so I’d still be facing the same change of use issues. These units are all too big and costly for our needs.

Griffen Park, Peckleton Lane, Desford, Leicester LE9

Unit 2 Griffen Park, Peckleton Lane, Desford, Leicester LE9

Unit 3 Griffen Park, Peckleton Lane, Desford, Leicester LE9

Unit 4 Griffen Park, Peckleton Lane, Desford, Leicester LE9

Peckleton Lane, Desford, Leicester LE9

Griffen Park, Desford, Leicestershire LE9

Unit 2, Griffen Park, Desford, Leicestershire, 9Bz, United ...

I enquired in 2019 about unit 19c Merdian north meridian business park – they advised they couldn’t accommodate a gymnastics club on the industrial estate.

January 2023 – West Street Enderby. Advised the industrial estate wouldn’t rent to a gymnastics club.

Peckleton industrial estate – I have explored options here for a unit and have been in regular contact with the site manager who has sent over a number of gymnastics units but none have been a suitable size and space for a gymnastics club – I believe these would also face the same change of use issue I’m currently facing.

Estate agents that I have been in contact with for at least the last 4+ years, that send me regular units through;

Wards Estate agents

Andrew Ashwell

Innes England

APB Property consultants

3)         Additional information received from Estates & Asset Management team confirming the floor space for each of HBBC’s units at Merrylees Industrial Estate.

The units are all let and there is demand for any units that may become available for E(g), B2 & B8 uses.

Merrylees Industrial Estate