Agenda item

Proposal: Application for Full Planning Permission for change of use from dwelling (C3) to House in Multiple Occupation (Sui Generis)

Location: 38, Tower Road, Boston, Lincolnshire, PE21 9AD

Applicant: Mr S L Epton

[Councillor Sue Ransome left the room for the entire deliberation and vote on this application.]

The Development Control Manager presented the report on this application.  No additional information was reported.

The applicant’s agent, addressing the Committee, asserted that the objections raised to the application were non-material and made the following points:

·         Three other applications to change use of dwellings to houses in multiple occupation (HMOs)for 5, 9 and 14 people had been approved in the last two years, two with no parking provision. 

·         The area was suitable for HMOs; the Government encouraged diversity in the urban environment and it was preferable for them to be regulated; and the nature of the occupants was not material.

·         There was no evidence of over-supply of HMOs causing harm in the area.

·         There would be 4 bedrooms in the property and parking would not be significant, as it would be occupied by couples.  This was a highly sustainable location; cars were not essential. 

·         Storage for wheeled bins was a normal part of the development and occupants would return bins to storage after emptying.  There was no evidence of smell.

·         There was no evidence that the proposal would generate crime.

·         The proposal had been approved by Building Control; the Housing Officer deemed it acceptable and the Fire Officer had no objections to it.

·         A management plan was not necessary and was not a planning consideration.

·         With respect to room sizes, this had been subject to rigorous scrutiny by the Housing Officer.

·         No structural survey was necessary; the application complied with Building Control regulations. 

A local Ward Member then addressed the Committee on behalf of residents of Tower Road who were extremely concerned about the proposal.  The Member referred to Policy G1, which stated that permission would only be granted for development that would not substantially harm the amenities of nearby residents or the general character of the area, and asserted that the nature, scale, density, appearance and related transport would all cause substantial harm to the residents and character of the area.  The area was pleasant and safe, but an area declined when an HMO was present and property prices could decline, so harming residents financially. 

It was proposed by Councillor Jonathan Noble and seconded by Councillor Anton Dani that planning permission be refused in accordance with Policies H8 and G1, on the grounds that the amenity of neighbouring properties would be substantially harmed visually, and in terms of noise and the general character of the area, and the National Planning Policy Framework (NPPF) paragraphs 186-187 on the grounds that it would seriously affect the social and environmental conditions in the area.  When put to the vote, this proposal was lost.

It was then proposed by Councillor Mike Brookes and seconded by Councillor Stephen Woodliffe that planning permission be granted as recommended by the Planning Officers.  When put to the vote, this proposal was carried.

Vote: 6 for, 5 against. 

Note to applicant:

You should provide details relating to access works within the Public Highway. Prior to submission of these details, you should contact the Divisional Highways Manager on 01522 782070 for application, specification and construction information.