Agenda item

Members will consider a full application by Nicholas Bell for the change of use from single dwelling (use class C3) to House in Multiple Occupation (use class C4) and single storey rear extension following removal of conservatory and alterations to garage. [Osbaldwick and Derwent Ward]

Members considered a full application at 10 Church Road, Osbaldwick, York, YO10 3NW, for the change of use from single dwelling (use class C3) to House in Multiple Occupation (use class C4) and single storey rear extension following removal of conservatory and alterations to garage.

The Development Manager gave a presentation on the plans and the Development Officer gave an update regarding an additional letter of representation which raised the following concerns:

·       On street parking

·       Council tax

·       Loss in property value

Officers noted that in terms of parking, this was addressed in the public report at section 5.15-5.20.  Council tax was a separate matter to Planning and property values are note a material planning consideration.

The Officer’s recommendation remained for approval, subject to conditions.

In response to questions from members, officers reported that the occupants were responsible for managing refuse and storage, this was covered by the condition 4, the management plan.

Officers were satisfied with the proposed parking and the space available met the standard parking space size.

Public Speaker

Nicholas Bell, the applicant, spoke in support of the application and stated his intention to provide ‘high-end’ HMO (House of Multiple Occupation) and to put in place robust measures to ensure that the property was well managed.

In response to questions from Members, he confirmed that the property had been his family home and, in his experience, up to three cars could be parked.  He noted that it was important to move the bin store to the back of the property for aesthetic reasons.  He also confirmed that vehicles would be required to move to enable the movement of bins and cycles through the driveway.

Officers reported that they would consult with the ecologist on the need for a bat survey prior to the demolition of the conservatory if required to do so by members.  They would therefore seek delegated authority to approve the officer recommendation, and amend the decision notice if recommended to do so by the ecologist.

The comments of Housing Standards were also clarified for members, as this was a new process in relation to HMOs; their comments had not led to any additional conditions

Following debate, the Chair proposed the officer recommendation to approve the application, subject to officers consulting with the ecologies as outlined above.  This was seconded by Cllr Clarke.  A vote was taken and, with four votes in favour and three against it was:

Resolved:  That officers were given delegated authority to approve the application, subject to consultation with the ecologist with reference to a bat informative.

Reason:

The application property is considered to be appropriate for the needs of future occupants for a 4no. bedroom small HMO. The existing density levels of current HMO’s is below the policy threshold (at both Street Level and Neighbourhood Level). The single storey rear extension is of a suitable design and scale. There are no residential amenity issues arising for either the proposed occupants and neighbouring dwellings. Acceptable provision for off-road vehicle parking has been demonstrated and secure cycle storage will be required by condition. A management plan for the site can be condition. The proposal is considered to comply with policies within the National Planning Policy Framework, Policies H8, D11, ENV2, WM1 and T1 of the Draft Local Plan and guidance set out within the Draft Supplementary Planning Document (SPD): Controlling the Concentration of Houses in Multiple Occupancy and House Extensions SPD.