Change of use to house of multiple occupancy.

Ward: St. Nicholas

Change of use to house of multiple occupancy [HMO].

Referring to the Schedule of Committee Updates/Additional Representations that was circulated at the meeting, the Senior Planning Officer reported that:

§                The applicant had submitted a revised proposal reducing the number of bedrooms to 7 by removing the bedroom in the basement in order to provide additional communal space.

§                The revised proposal met the required standard and it had been confirmed that all of the properties in the terrace were licensed HMOs.

§                A correction was made to paragraph 1.5 of the report so that it referred to seven and not eight bedrooms.

Councillor JD Woodward, a Local Ward Member, noted that a bedroom had been removed but said that this was not the only concern that resulted in the deferral of this application at the last meeting.  Councillor Woodward noted that the proposal complied with housing standards but remained concerned about the lack of bathroom facilities on each floor and storage space.  She also commented on perceived fear of crime issues, the limitations of this type of accommodation and the impact of HMOs on the character of the area.

Councillor DJ Benjamin, the other Local Ward Member, felt that this proposal would have a detrimental impact on the area, commented on the standard of accommodation and about difficulties experienced with similar uses in the locality.  He noted that there was no off street car parking provision and felt that it was unrealistic to expect occupants not to have vehicles.

In response to a question from Councillor SJ Robertson, the Legal Practice Manager confirmed that fear of crime was a material planning consideration.

Councillor PA Andrews commented that some HMOs were well run but she felt that this type of accommodation was not satisfactory and that self-contained units would be preferable.  Councillor Andrews noted that the lack of parking provision was considered acceptable given the proximity of the town centre and availability of public transport.

Councillor PJ Edwards supported the views of the Local Ward Members and felt that the proposal would neither improve or enhance the locality and, therefore, proposed that the application be refused due to the impact on the character of the area.

Councillor MD Lloyd-Hayes felt that the lack of parking was unacceptable, that HMOs had a detrimental impact on the area, and on the serious problems encountered by the emergency services when tackling fires at HMOs.

Councillor AT Oliver commented that the proposal was contrary to Herefordshire Unitary Development Plan policy H17 (Subdivision of Existing Houses).

RESOLVED:

That

(i)      The Central Area Planning Sub-Committee is minded to refuse the application subject to the reason for refusal set out below (and any further reasons for refusal felt to be necessary by the Head of Planning Services) provided that the Head of Planning Services does not refer the applications to the Planning Committee:

1.      The application site is located within an established residential area, and the proposed conversion of the single dwelling to form a House in Multiple Occupation (HMO) is considered to give rise to an unacceptably harmful impact on the amenity and general character of the area contrary to Policy H17(3) of the Herefordshire Unitary Development Plan 2007.

(ii)     If the Head of Planning Services does not refer the application to the Planning Committee, officers named in the Scheme of Delegation to Officers be instructed to refuse the application, subject to such reasons for refusal referred to above.

[Note:

Following the vote on this application, the Development Control Manager advised that, although the resolution was contrary to the officers’ recommendation, he was not minded to refer the matter to the Head of Planning Services.]