Nine-person HMO at 77 North End Avenue, Portsmouth

What was proposed

The application sought to change a dwellinghouse into a nine-bedroom, nine-person house in multiple occupation, with extensions and internal remodelling.

“CHANGE OF USE FROM DWELLINGHOUSE (CLASS C3) TO 9 PERSON/9 BEDROOM HOUSE IN MULTIPLE OCCUPATION (SUI GENERIS)”

“26/00186/FUL | Change of use from dwellinghouse (Class C3) to 9 person/9 bedroom house in multiple occupation (Sui Generis) | 77 North End Avenue Portsmouth PO2 9EA”

Officer report

The site

The site is a two-storey terraced house near North End Avenue and Gladys Avenue, with a front yard, rear garden and nearby services and transport.

“The application site is a two-storey terraced house close to the corner of North End Avenue and Gladys Avenue. It is of a very similar typology to other houses within this area and benefits from a small paved front yard for bin storage, as well as a rear garden.”

“The site is approximately 300m west from London Road (North) Local Centre, where there are a range of shops, leisure, employment and services, and local buses. Alexandra Park and the Mountbatten Centre are approximately 500m to the north.”

Officer report

What officers recommended

Officers concluded that the proposal was acceptable and recommended conditional permission, subject to a legal agreement securing Solent protection mitigation.

“RECOMMENDATION I - That delegated authority be granted to the Assistant Director of Planning & Economic Growth to Grant Conditional Permission subject to satisfactory completion of a legal agreement to secure:”

“(a) the mitigation of the impact of the proposed residential development on Solent Special Protection Areas (recreational disturbance and nitrates) by securing the payment of a financial contribution and relevant conditions (below);”

Officer report

Consultation responses

The highways team raised no objection, while requesting a cycle-storage condition; private-sector housing comments were to follow in supplementary matters.

“No objection. North End Avenue is a residential road with bus stops and local amenities in close proximity along London Road. It is not considered that size of development would lead to a material impact to the function of the highway or result in any unacceptable safety impact. There may be increase instances of vehicles hunting for space in the vicinity, this is however an issue of residential amenity for your consideration of the application.”

“Private Sector Housing - Full comments to provide in supplementary matters update…”

Officer report

Objections received

Twenty-nine representations opposed the scheme, citing concerns including parking, overdevelopment, local character, noise, services, crime, room standards and the internal layout.

“Number of HMOs in the area (including issues of accuracy of the HMO count) and wider city; • Overdevelopment of the site; • Impact on parking - highway safety, air quality, emergency services access; • Impact on local character; • Cumulative impact of multiple HMOs; • Impact from noise of the development; • Impact on local services, including doctors, dentists; the sewer network; waste disposal; • Increase instances of anti-social behaviour and crime;”

Officer report

Who spoke

The objecting deputations included a resident and two councillors, while the agent spoke in support of the application.

Members’ discussion

Members raised concerns about overdevelopment, room sizes, layout, parking, neighbours, noise and cycle and refuse storage, while others found no material reason to refuse.

“Members’ Comments Members expressed concern regarding the overdevelopment of the site, the small size of the rooms, the internal layout, the potential on existing parking issues, the relationship with neighbouring properties, the likelihood of increased noise disturbance and the limited provision for cycle and refuse storage.”

“However, some members noted that the proposal appeared to meet all relevant requirements and that they could identify no material planning reason to refuse the application.”

Minutes

The committee vote

The committee resolved to grant conditional planning permission.

“RESOLVED that the application be granted conditional planning permission.”

Minutes

Main conditions

The permission included conditions covering timing, approved plans, cycle storage, completion of extensions, water efficiency and waste storage.

“Approved Plans Unless otherwise agreed in writing by the Local Planning Authority, the permission hereby granted shall be carried out in accordance with the following approved drawings: - Location Plan TQRQM26044142843429; - Block Plan TQRQM26044143327774; - Sui Gen Plan PG.2000.25.2”

“Water Efficiency The proposal hereby permitted shall not (unless otherwise agreed in writing with the LPA) be occupied until written documentary evidence has been submitted to and approved in writing by the Local Planning Authority demonstrating that the development has achieved a maximum water use of 110 litres per person per day as defined in paragraph 36(2)b of the Building Regulations (2010) (as amended).”

Officer report