Agenda item

This application seeks planning permission to convert a four bedroom house into a six bedroom House in Multiple Occupation. 

This application is being heard before Committee at the request of Cllr Jamieson-Ball who called it in due to concerns of local residents about the balance of student housing in their community.  A site visit is proposed in order for members to fully understand the context of the site and the objections of local residents.[Heslington] [Site Visit]

Members considered an application for the change of use from dwelling (use class C3) to house in multiple occupation (use class C4).

The following additional written representation was tabled:

• Statement from Councillor Aspden and Councillor Jamieson-Ball outlining local residents’ concerns about the balance of student housing and suggesting that an Area of Housing/HMO Restraint would be a good idea for the council to consider in the future.
• Letters from two neighbouring residents in objection to the application.

Officers advised that there was some debate regarding student housing in the area.  Although there were already two identified HMOs they did not believe that an additional HMO would constitute such a high level concentration as to be harmful.  Each application was dealt with on a case-by-case basis.

A map was tabled that indicated HMOs in the area. 

A neighbour spoke in objection to the application.  She stated that it was inconceivable that the applicant was not aware that planning permission was required to operate a HMO from what was a residential dwelling, the property was designed for family accommodation, if permission were to be granted it would have a domino effect and it would be impossible to sell other houses in the street other than as buy-to-lets.  Students did not pay council tax and would have an impact on other residents.  They were very sociable and problems would occur when they had visitors, particularly in respect of parking and vehicle turning.  There were already many student properties to let and yet family accommodation was being lost. 

A second neighbour spoke in objection to the application and stated that the legislation in respect of HMOs had been put in place to prevent a high concentration of this type of dwelling.  She expressed concerns about parking and the difficulties that were caused because the lifestyle and hours of students and families were very different.  Family housing stock was being lost and it was important to retain the character of the area.

An agent on behalf of the applicant spoke in support of the application.  He stated that the property was let to students and that the application was retrospective.  He expressed doubts as to whether permission was actually required in these circumstances and drew attention to the Communities and Local Government Circular 05/2010.  He stated that there was no evidence that more noise would be generated than at other properties.  The Highways Department was satisfied in respect of parking provision and there would not be an over concentration of HMOs in the street.

A representative of Osbaldwick Parish Council stated that he was speaking in objection to all three of the HMO applications that were being considered at the meeting and commented that the council did not have a policy on this issue.  It was important that there was clarity and consistency.  He urged that the application be refused, particularly as it was retrospective.

Some Members expressed concern at the conditions for residents, parking provision, the impact on neighbouring properties and the over concentration of HMOs within the cul de sac.  Other Members stated that the accommodation was of a suitable standard and that there was not a dense cluster of HMOs in the area.

Councillor Moore moved and Councillor Firth seconded a motion to refuse the application. 

RESOLVED:            That the application be refused.

REASON:      It is considered that the proposal would detract from the character of the area by virtue of creating an over-concentration of Houses in Multiple Occupation within this cul de sac, and would be likely to result in noise and disturbance to the occupiers of the adjacent properties, to the detriment of residential amenity.  The proposal would make inadequate provision for off street parking, resulting in vehicles being parked on the highway turning area at the head of the cul de sac, to the detriment of the convenience and safety of traffic and pedestrians, and the amenity of neighbours.