Seven-unit HMO at 10 Icknield Street, Dunstable

The site and surroundings

The terraced property is in a built-up residential area, beside two dwellings and opposite a school, within the Dunstable Conservation Area.

“Site Location: The application site comprises of a two and a half storey terraced dwelling with a basement located along Icknield Street within the settlement of Dunstable. To the north of the application site is No.8 Icknield Street, to the south of the site No.12 Icknield Street and to west of the site is Dunstable Icknield Lower School.”

Officer report

What officers recommended

Officers recommended approval because they considered the proposal acceptable in principle, with no undue harm to heritage, neighbours or highway safety.

“It is not considered that the proposed development would amount to unacceptable harm to the amenity of immediate neighbours by way of loss of light, loss of privacy, overlooking concerns, overbearing impact or noise and disturbance. Due to the scale of the proposal, proximity to the town centre and existing site circumstances the proposalis not considered to have an adverse effect on highway safety.”

Officer report

What residents said

Five objections cited inaccurate information, consultation concerns, another HMO, waste, parking, overdevelopment, noise and the nearby school.

“A hard-standing area needs to be provided for at least 3 wheelie bins and a food caddy. Bins must not encroach on or cause a hazard or obstruction to the public highway. Suggested one condition Archaeological OfficerAs no intrusive groundworks are taking place the Archaeology Team have no comment to make on this application.”

“Inadequate arrangements for waste collection ·Concerns raised over the use of another dwelling in Icknield Street as an HMO with no consent granted ·Insufficient parking ·The proposal is fundamentally at odds with the established residential character of this neighbourhood. A HMO of this nature and size introduces a busy use into a quiet, family-oriented setting, which may undermine the cohesion and identity of the area.”

Officer report

Who spoke

The committee heard from an objector and the agent for the applicant before considering the proposal.

The committee vote

Nine members voted to approve the application, none voted against, and one abstained.

“On being put to the vote 9 Members voted to approve the application, 0 members voted against approval and 1 abstained.”

Minutes

What the committee decided

The committee approved the application subject to the officers’ conditions and amended and additional conditions in the late sheet.

“That the application be APPROVED subject to;”

Minutes