Three-person HMO at 26 Maindee Road, Cwmfelinfach, Newport

What was proposed

The application sought to change a residential dwelling into a maximum three-person HMO and add a timber cycle store in the rear garden.

“Development: Change the use from a residential dwelling (Class C3) to a House of Multiple Occupation (Clas C4) to enable occupation by a maximum of 3 no. persons. The ground floor would include a kitchen, living room and bedroom. The first floor includes 2 no. bedrooms and a bathroom. The application also proposes the erection of a cycle store within the rear garden.”

“Dimensions: The proposed development involves the change of use of an existing dwelling and no change to the external footprint of the building is proposed. The proposed cycle store is approximately 3.4 metres wide, 3.1 metres deep and varies in height from a minimum of 2,4 metres to a maximum of 2.8 metres.”

Officer report

The site

The site is a two-storey end-terrace property above street level, with a front entrance, terraced rear garden and rear-lane access.

“Site description: The application site is a two-storey end of terrace property that is joined to No. Maindee Road on one side to the south-west. The properties are set above street level with a small front curtilage with stepped access to a front entrance. The rear garden area is terraced. Pedestrian access is possible from the rear lane.”

“Maindee Road is located to the south-west. Residential properties are located to the north-west and south-east. An access lane is located to the rear, beyond which lie properties fronting onto Commercial Road.”

Officer report

Planning history

No planning history from 2010 onwards was identified, and the property had previously accommodated a maximum of two adults.

“The Housing Solutions Manager (CCBC) has confirmed that the property has previously been used to accommodate a maximum of 2 no. adults at any one time. Article 2(3) of The Town and Country Planning (Use Classes) (Amendment) (Wales) Order 2016 clarifies that use of a building as a house in multiple occupation (C4) is defined under section 254 of the Housing Act 2004.”

Officer report

Officers’ recommendation

Officers recommended approval, finding the proposal acceptable in principle and compliant with relevant policies on design, amenity, highways and biodiversity.

“The proposal comprises the change of use from a single dwelling (C3) to a House in Multiple Occupation (C4). The application site is within the defined settlement boundary and the proposal is acceptable in principle conforming with the requirements of Policies CW15 (General Locational Constraints) and SP5 (Settlement Boundaries).”

“Taking into consideration the cumulative impacts of such HMOs within the Caerphilly County Borough and their dispersed placement, it is not considered that the proposed change of use in itself would significantly change the immediate character of the area or detrimentally impact the current levels of amenity received by the neighbouring occupiers.”

Officer report

Who spoke

A local resident appointed the local ward member to speak in objection, while the agent spoke in support.

The committee vote

A proposal to defer the application was lost, with three votes for, ten against and one abstention; approval then received eleven votes for, two against and one abstention.

“Following consideration of the application it was moved and seconded that, the application be deferred. By way of Microsoft Forms (and in noting there were 3 For, 10 Against and 1 Abstention) this was declared lost.”

“It was then moved and seconded that, subject to the conditions contained in the Officer’s report, the recommendation be approved. By way of Microsoft Forms (and in noting there were 11 For, 2 Against and 1 Abstention) this was agreed by the majority present.”

Minutes

The decision

The application was granted subject to the officer’s conditions, with an advisory note about possible unrecorded coal-mining hazards.

“(i) Subject to the conditions contained in the Officer’s report, the application be GRANTED.”

“(ii) The applicant be advised of the following advisory notes: The proposed development lies within a coal mining area which may contain unrecorded coal mining related hazards. If any coal mining feature is encountered during development, this should be reported immediately to the Mining Remediation Authority on 0345 762 6846 or if a hazard is encountered on site call the emergency line 0800 288 4242.”

Minutes