Seven-bedroom HMO at 5 Beech Avenue, Netherfield

What was proposed

The application sought seven bedrooms and occupants instead of six, with secure covered storage for seven bicycles.

“The proposal would involve a change of use from a 6-bedroom, 6-occupant House in Multiple Occupation (Use Class C4) to a 7-bedroom, 7-occupant large House in Multiple Occupation (Sui Generis). The installation of secure, covered cycle storage within the site curtilage to accommodate 7 bicycles.”

Officer report

The site

The terrace dwelling is on a cul-de-sac near Netherfield Local Centre, beside other dwellings and within Flood Zone 2.

“The application site comprises a terrace dwelling on a cul-de-sac close to the centre of Netherfield. To the north-west of the site is the dwelling at 3 Beech Avenue and to the south-east is the dwelling at 7 Beech Avenue. To the front or west of the property is the public highway, to the rear or east is a passageway with the dwellings at Knight Street on the opposite side of this. The site is in close proximity to Netherfield designated Local Centre.”

Officer report

What officers recommended

Officers recommended permission because the proposal was acceptable for amenity, highway safety, parking, flooding, housing and space standards.

“Whilst the Highway Authority has raised no objection to the proposal on the grounds of highway safety (discussed in the next section of this report below), they do note that any additional demand for on street parking may result in inconvenience to neighbouring residents. The site already has a lawful development certificate in place for a 6-bedroom HMO and this proposal seeks to increase the number of bedrooms and residents at the property by 1.”

“The proposed development is consistent with national and local planning policies. The proposal will result in no undue impact on the residential amenity of occupiers of neighbouring properties, there are no highway safety or parking issues arising and space standards within the development are considered to be acceptable to ensure adequate amenity for potential future occupiers. The development is also acceptable in respect to flood risk issues.”

Officer report

Consultation responses

Highways, Environmental Health and Police raised no objection, while licensing gave advice and three neighbours objected.

“Gedling Borough Council – Environmental Health – Raised no objection due to the property already being a house in multiple occupation.”

“Neighbours were consulted on the application and a site notice was placed in the vicinity of the site. Three letters of objection were received. These raised the following issues:”

Officer report

Objections raised

Objections concerned the need for another bedroom, other HMOs, parking pressure, possible extra occupants and work allegedly already undertaken.

“- The increase to 7 bedrooms wouldn’t be needed and the builders haven’t got residents in their other HMOs in the area. - There are also problems with the adjoining HMO at 7 Beech Avenue, with additional people staying over, this would be illegal as they would be uninsured. - There are too many HMOs in Netherfield - The proposal would cause parking issue in the tight cul-de-sac with up to 14 cars being present - The work has already been undertaken…”

Officer report

Who spoke

The applicant spoke in support, and the Principal Planning Officer introduced the report and reported a Ward Councillor’s objection.

Committee decision

The committee granted planning permission with conditions, finding local inconvenience and HMO impacts insufficient to justify refusal.

“To GRANT PLANNING PERMISSION: subject to the following conditions:”

Minutes