Eight-person HMO conversion at 151 Sidney Grove, Newcastle upon Tyne

What was proposed

The application sought an eight-person HMO, rear extensions and a loft conversion with four rooflights after removing the existing garage and rear offshoot.

“Proposal: Conversion of a Class C4 House in Multiple Occupation, erection of a single storey and two storey extension to rear following removal of existing garage and two storey offshoot, loft conversion including installation of 2no. rooflights to front and 2no rooflights to rear to form an 8 person (8bed) HMO (Sui Generis)”

“This application relates to a terraced dwelling on the western side of Sidney Grove in Arthurs Hill. The application seeks the conversion of a Class C4 HMO to form an 8 bed (8 person) HMO (Sui Generis) along with the erection of a single storey and two storey extension to rear (following removal of existing garage and two storey offshoot) and a loft conversion (including installation of two rooflights to front and two rooflights to rear).”

Officer report

The site and surroundings

The property is a terraced dwelling beside two HMOs, in a residential area near shops, services, employment, transport links and Nunsmoor Park.

“The application property is situated at the end of a terraced row of properties on the western side of Sidney Grove. The neighbouring properties are occupied as HMOs with 10 Studley Terrace, to the north, occupied by five individuals (Use Class C4) and 149 Sidney Grove, to the south of the application property, licenced for occupation by seven persons (Sui Generis).”

“The property is situated within a predominantly residential area and within walking distance of shops and local services, facilities and employment areas and close to transport links and Nunsmoor Park.”

Officer report

Planning history

The earlier application for changing the property to a seven-bedroom HMO was withdrawn on 5 February 2025.

“Application 2024/1637/01/DET for change of use from Class C4 HMO to 7 bed HMO was withdrawn on 5 February 2025.”

Officer report

Consultation responses

Thirty public representations were received: twenty-six objections and four supporting the application; highways officers raised no objection in principle.

“Individual notification letters were sent to seven neighbouring properties in the immediate area including Sidney Grove and the adjacent streets, Studley Terrace and Gainsborough Grove. As a result, thirty representations have been made from interested members of the public, twenty six are objections to the application and four are in support.”

“Local Ward Members were consulted upon the application. A joint objection has been received from Councillors Kingsland, Powers and Samad with the following points raised:”

Officer report

Main concerns raised

Objections focused on overdevelopment, loss of community character, noise, parking, refuse, cramped accommodation, privacy, ecology, flooding and construction impacts.

“Over development of the property with no increase in facilities or services that would benefit local area; • This was a site of community importance and its loss as a co-operative communal home for 30 years was a devastating blow as residents were an asset to the street; • Reduction to 8 occupants does not satisfy concerns regarding over population, damage to community, lack of facilities to support refuse; • Parking concerns due to proposed number of occupants – street is…”

“Demolition of the garage has resulted in a loss of a parking space; • Clear disregard and lack of respect for neighbours and the environment during the build; • Will increase issues with waste storage; • Proposal crams high density occupancy into a small family house; Accommodation is cramped and uncomfortable – bathrooms have no ventilation, and the only communal living space is a small kitchen; • Number of occupants will create noise issues for neighbours; • Potential…”

Officer report

Who spoke

An objectors’ representative reiterated concerns, while the applicant’s planning representative said the proposal complied with policy and addressed public comments.

What members discussed

Members discussed community cohesion, future residents’ accommodation, cycle and bin storage, police consultation, circulation, rooflights and vacant roof space.

“During discussion by Committee other matters raised included impact upon community cohesion, standard of accommodation for future residents and the impact upon wider area, level of cycle parking and bin storage and to view consultation comments from Northumbria Police.”

Minutes

The committee vote

A proposal to defer the application was seconded and approved by a majority vote of six to two.

“It was proposed by Councillor Phillipson, that the application be deferred to provide further points of clarification before determining the application. Councillor Morrissey seconded the proposal.”

“RESOLVED – That planning decision on the proposal Application 2025/0239/01/DET be deferred.”

Minutes

What was decided

The planning decision was deferred while members sought further information about police consultation, bins, internal circulation, rooflights and community cohesion.

“Was Northumbria Police consulted on the proposal and, if so, what was their response. • Clarification on the size of bins required for an 8 bed HMO and area required to house them within rear yard. • What was the internal circulation space within the HMO and amenity of future occupants. • Rooflight positions and use of vacant roof space. • Impact on community cohesion.”

Minutes