Agenda item

This application consists of two parts; the erection of a two storey side and single storey rear extension, and the conversion of the dwelling house into a seven bedroom House in Multiple Occupation (HMO).

This application is being heard before the Committee at the request of Cllr. Brian Watson due to concerns about over studentification in this area.[Hull Road] [Site Visit]

Members considered an application for the change of use from dwelling house to house in multiple occupancy and the erection of two-storey side and single storey rear extension.

Officers updated that a response had now been received from the Hull Road Planning Panel.  They had no objection but had raised concerns concerning a rise in vehicles.  A map was shown which indicated known student houses. 

The applicant stated that he was seeking to modernise the house and to make best use of the land.  The application was in keeping with the neighbourhood and no one in the local neighbourhood had objected.  The application exceeded HMO guidance in terms of space and it would be managed by a reputable property management company.  The property would provide good accommodation and would allow students to live in a safe area near to the university.

A representative from Osbaldwick Parish Council spoke in objection to the application for reasons he had previously made the Committee aware of in respect of HMOs.

Councillor Pierce spoke in objection to the application stating that the number of HMOs detracted from the quality of the area, tabling a map which showed the concentration of HMOs.

Members expressed concern at the concentration of HMOs in the area and the overdevelopment of the site.

RESOLVED:

That the application be refused.

REASON:

1          It is considered that the proposed two-storey extension would, by virtue of its size, scale, and design, harm the appearance of the host dwelling and the character of the area.  The proposed extension would appear as an incongruous form of development which would dominate the appearance of the host dwelling. Overall, therefore, the extensions are considered to be an overdevelopment of the site, to the detriment to the space between buildings and the character of the area.  As such the proposal is considered contrary to Development Control Local Plan Policies GP1, H7, and H8 and advice contained within 'Guide to Extensions and Alterations to Private Dwelling Houses'.

2         It is considered that the proposal makes inadequate provision for off-street car parking, therefore would be highly likely to result in vehicles being parked on the highway, to the detriment of the amenity of neighbours and the free flow of traffic. Additionally   the level and layout of bicycle parking is considered to be inadequate and would not encourage their use.  As such the proposal fails to comply with Development Control Local Plan Policies H7 and H8, which require maintenance of nearby residential amenity and adequate car and cycle parking to be provided for such development.

3         The proposed increase of a three bedroom house to a seven bedroom House in Multiple Occupation is likely to significantly increase the comings and goings associated with the property, and would have only a modest outdoor amenity space for the number of prospective occupants.  It is considered that the level of comings and goings and general activity associated with the application site, and the cumulative impact of another HMO in an area which already has a high concentration of such uses, would be likely to create noise and disturbance beyond which the adjacent residents could reasonably expect to enjoy. As such the proposal fails to comply with Development Control Local Planning Policies GP1, H7, and H8 which seek to ensure the living conditions of neighbouring residents are not significantly adversely affected by new development.

4         The increased level of occupation proposed would significantly increase the demand for refuse and recycling bin storage which at the extended property would need to be housed within the front garden.  The proposed location within the front garden would be harmful to the appearance of the dwelling, and would weaken the Council's case for resisting further development of this type, which cumulatively would be significantly harmful to the residential character and quality of the area.  The proposal is therefore contrary to Development Control Local Plan Policy H8, which requires adequate provision for the storage and collection of refuse and recycling.