Eight-person house of multiple occupation at 9 Bow Street, Springwood, Huddersfield

“The application is seeking planning permission for the change of use of a dwelling to a House of Multiple Occupation (HMO) with associated internal works. The proposed development would be for a maximum occupancy level of 8 residents. Specifically, the proposal would see the following:”

“- Submitted floor plan drawing ref: (100)04) sets out that the site would be laid out with 8.no bedrooms. A shared kitchen / living space would be sited at the first floor level.”

“The application site relates to an end terrace property which is within a street with a mix of uses. Along the western side of Bow Street are terraced properties of stone and blue slate construction. Such properties are also to the northern part of the eastern side of the street. The southern half of the eastern side of the street accommodates a school (Spring Grove Junior Infant and Nursery School).”

“Immediately to the south of the site, on the western side of Bow Street, is an area of amenity space, which leads to a larger area to the west of the application site. The site is in proximity / sited close or upon a railway tunnel. To the immediate north, east and south of the site the nearest neighbouring buildings are dwellings.”

“RELEVANT PLANNING HISTORY (including enforcement history):”

“The planning history for the property relates to two applications dating back to 1991 which relate to development of a two storey rear extension including a dormer extension. One of the 1991 applications was refused (June ’91) and a subsequent application approved (August ’91). These are considered to be of limited relevance to the consideration of this application.”

“Having regard to the response of consultees and the extent of the detail submitted, on the basis of inclusion of the recommended conditions the proposed development is considered to be acceptable. Conditional approval is therefore recommended.”

“Time limit to commence development 2. Plans list 3. Single occupancy bedrooms with no more than 8 residents 4. Requirement for the use of obscure glazing to serve the south facing kitchen window 5. Safety and Security measures to be submitted to the LPA for written approval prior to the development being brought into use which includes details of incorporation f CCTV 6.”

“The following consultations have been undertaken for this application with the summarised responses listed below.”

“- KC Highways Development Management (KC HDM): No objection - KC Waste Strategy (KC WS): No objection subject to condition - KC Designing Out Crime Officer (DOCO): Confirm they do not support the proposed development - Network Rail: Confirm they have no observations to make…”

“- Have resided upon the street for a long time - Bow Street has a long and proud history of being a street that has been home to families for generations. - The street is a quiet and family-friendly street with different generations of the same family living in the same houses over a period of decades. - There are existing severe vehicle congestion and related problems on Bow Street at least twice a day due to parents dropping and picking up their children from the school.”

“- One other property on Bow Street is currently also a house of multiple occupation. - The tenants of other HMO accommodation have caused a tremendous amount of problems to the residents of Bow Street. Due to illegal activity / anti social behaviour which led to significant levels of visitors to the property. Would not want to see this replicated particularly in light of the fact there is an ongoing police investigation.”

“Contrary to the Officer’s Recommendation, the application was refused on the grounds of (i) safety and security concerns due to the intensification of use and (ii) the detrimental impact upon occupiers due to the size of bedroom provision within the property.”