Agenda item

Change of use from single dwelling house (Use Class C3) to six-person House of Multiple Occupancy (Use Class C4).

Recommendation: Approval

-        RESOLVED: That the application was approved, subject to additional conditions.

Change of use from single dwelling house (Use Class C3) to six-person House of Multiple Occupancy (Use Class C4).

Officers introduced the application which sought planning permission for a chance of use from a single family dwelling to a house in multiple occupation to accommodate six persons, and noted the addendum. The application was deferred at the meeting on the 18 January 2017 to allow for a site visit and for officers to clarify the provision of amenity space. The site visit took place on 15 March.

A petitioner, objecting to the application, informed the Committee that there was already an HMO in operation nearby which had resulted in anti-social behaviour and criminal damage nearby. There were problems with on-street parking in the area, and this has caused a danger to local residents, and the high wall on the property would also cause danger as people leaving the property would not be able to see what was coming around the corner if they reversed out the property. Furthermore, the siting of the bins on the property would impact on access as the gates would open onto the bins and limit the space available for cars. There was also a concern that children being housed in the property would be given their own room, and not be supervised by parents, while the lounge layout would cause an issue for wheelchair users.

The agent and applicant for the application then spoke to the Committee, and commented that the proposal would comply with HMO standards, as laid out for a six-person property. Concerns of anti-social behaviour would be safeguarded, as guests would be on a short license agreement and could be evicted if they caused any problems. The Committee heard that of the 31 signatures on the petition, nearly half were not nearby neighbouring properties. Responding to questions from the Committee, the applicant confirmed that short license agreements would be suitable for tenants who did not want to be tied down and could be housed at any time, making a six-month lease undesirable. The applicant also confirmed to the Committee that the outbuildings would be demolished as part of the plans.

Councillor Richard Mills, Ward Councillor for Brunel, addressed the Committee and expressed concerns regarding amenity space and parking arrangements. He sought clarification that the parking spaces were not included in the amenity space, and that this amenity space was deemed sufficient for a six-person HMO. Councillor Mills also confirmed that defensive planting was a good idea to help the occupants' privacy, but would this also affect the amenity space provided.

Officers clarified that the parking was not included in the amenity space, and the amenity space would be sufficient, even with the proposed landscaping.

Responding to concerns from the Committee, Planning Officers confirmed that there was not an oversaturation of HMOs in the area, and the Highways Officer confirmed that parking was deemed acceptable as the bins would be offset from the parking space. An informative would be added to the application to ensure that the crossover for the third parking space was acceptable, ensuring a white line was visible on the dangerous corner. Officers also confirmed that concerns about fire risks were covered by legislation outside of the Planning Committee remit, but that the property would have to comply with this legislation or plans would need to be changed and returned to the Committee.

Members sought clarification on whether the short-term nature of the leases meant the property was a hostel, and the Head of Planning and Enforcement confirmed that a robust condition on the application to ensure it was used for Class C4 (HMO) use only would prevent the property being used as a hostel.

Councillors confirmed that the demolition of the outbuildings was necessary to ensure that enough amenity space was available for occupants, and the addition of "including the demolition of outbuildings" would be added to the proposal to ensure this took place.

Officers confirmed that a number of conditions were required, including conditions to parking, landscaping, outbuilding removal, permitted development rights removal and the removal of the window from the lounge to bedroom. As such, Members moved the officers recommendation, as revised in the addendum, with delegated authority to allow the Chairman and Labour Lead, in conjunction with the Head of Planning and Enforcement, to agree the relevant conditions.

The proposal was seconded, and upon being put to a vote, was unanimously agreed.

-        RESOLVED: That the application was approved, subject to additional conditions.