Proposed change of use from a 6 bedroom HMO dwellinghouse into an 8 bedroom HMO dwelling house (Sui generis) and to erect a single storey extension onto the back of the house.

Application approved, in accordance with the case officer’s recommendation.

The Planning Officer gave a presentation on the application.

In accordance with the criteria for public speaking, Mr Mee spoke in objection to the application.

In accordance with the council's constitution the local ward member spoke on the application, he explained that there were three key issues with regard to this application; parking, safe and healthy communities, and garden space. HMOs are recognised as an important part for housing in Herefordshire, however, they do increase the density of housing in an area that is already densely populated and this will increase the pressure on the three issues noted above. If the application is approved, then the local ward member would support it on the basis of the conditions proposed in the planning officer’s report.

The committee debated the application. During consideration of the application the committee raised the following principal points:

-          Concern has been raised regarding parking, however, it was noted that the enforcement of parking measures can be used to mitigate this issue.

-          Noise concerns were acknowledged, however, it was noted that the Environmental Health Officer could investigate such issues if they were experienced.

-           

The local ward member was given the opportunity to close the debate. He added that HMOs are an important part of the housing mix in Herefordshire.

A motion that the application be approved in accordance with the case officer’s recommendation was proposed by Councillor Stef Simmons and seconded by Councillor Bruce Baker. The motion was put to the vote and was carried unanimously.

Resolved:

That planning permission be granted subject to the following conditions and any other further conditions considered necessary by officers named in the scheme of delegation to officers:

1. C01 - Time limit (3 years)

2. C06 - Approved plans (drawings listed below) - Location plan 1:1250 - Site plan 1:200 26 Further information on the subject of this report is available from Mr Simon Rowles on 01432 260238 PF2 - Proposed rear elevation 1:100 - Proposed side elevation 1:100 - Proposed elevation from opposite side 1:100 - Proposed ground floor 1:100 - Proposed first and second floor plans

3. The external walls of the extension shall be constructed with facing bricks of the same type, texture and colour as the external walls of the existing building.

Reason: In the interests of visual amenity so as to ensure that the development complies with the requirements of Policy SD1 of the Herefordshire Local Plan – Core Strategy and the National Planning Policy Framework.

4. Prior to the occupation of the development hereby permitted, full details of a scheme for the provision of covered and secure cycle parking facilities within the curtilage of the house shall be submitted to the local planning authority for its written approval. The cycle parking facilities shall be carried out in strict accordance with the approved details and available for use prior to occupation as a “large” HMO. Thereafter, these facilities shall be maintained.

Reason: To ensure that there is adequate provision for secure cycle accommodation within the application site, encouraging alternative modes of transport in accordance with both local and national planning policy and to conform to the requirements of Policies SD1 and MT1 of Herefordshire Local Plan – Core Strategy and the National Planning Policy Framework.

5. The maximum occupancy of the House in Multiple Occupation hereby permitted shall be limited to no more than 8 people at any one time.

Reason: In the interests of maintaining the amenity of neighbouring residents and securing a suitable standard of accommodation for future occupiers, in accordance with Policy SD1 of the Herefordshire Local Plan – Core Strategy.

6. No surface water from the extension hereby permitted and/or land drainage shall be allowed to connect directly or indirectly with the public sewerage network.

Reason: To prevent hydraulic overloading of the public sewerage system, to protect the health and safety of existing residents and ensure no pollution of or detriment to the environment, in accordance with Policy SD3 of the Herefordshire Local Plan – Core Strategy.

7. CBK – Restriction on hours during construction

INFORMATIVES:

1. IP1 – Application approved without amendment

2. The proposed development site is crossed by public sewers. No operational development is to take place within 3 metres either side of the centreline of the sewers. Prior to commencing any operational development the location of these assets should be determined. If operational development is likely to take place within 3 metres either side of these sewers please stop works and contact Welsh Water. The applicant may be able to progress with a build over sewer agreement or divert these assets under s185 of the Water Industry Act 1991. Under the Water Industry Act 1991 Welsh Water has rights of access to its assets at all times.