Two self-contained flats at 119 Holly Road, Northampton

What was proposed

The application sought to convert one dwelling into two self-contained flats: a two-bedroom flat and a three-bedroom flat.

“Proposal The proposal seeks permission for the conversion of the existing dwelling into 2 no. self- contained flats, comprising a two-bedroom flat and a three-bedroom flat.”

Officer report

The site

The site is a two-storey and loft terraced dwelling in an established residential area, with a rear garden, alley access and no off-street parking.

“The application site is located within the Abington Ward of Northampton and comprises a two-storey and loft, terraced dwelling situated on Holly Road. The site lies within an established residential area characterised predominantly by terraced properties of a similar scale, form, and appearance.”

“The dwelling is currently arranged as a five-bedroom property and benefits from a relatively long private rear garden. There is also rear alley access from Abington Grove. The site does not provide any off-street parking and is therefore reliant on on-street parking within the surrounding highway network.”

Officer report

What officers recommended

Officers recommended approval subject to conditions, finding the proposal acceptable in principle and suitable for future residents, neighbours, highways and the area’s character.

“The report looks into the key planning issues in detail, and Officers conclude that the proposal is acceptable subject to conditions.”

Officer report

Consultation responses

Highways, environmental health and Natural England raised no objections, while a ward councillor objected over facilities, waste and parking.

“Abington and Phippsville Ward Councillor Bob Purser Objections No objection is raised to the ground floor flat. Objection is raised to the first floor flat on the basis that it may provide inadequate kitchen and bathroom facilities for the proposed level of occupancy, harming the living conditions of future occupiers.”

“No Objections The Environmental Health Officer raises no objection to the proposal. Conditions are recommended in respect of construction hours, unexpected contamination, and the provision of waste and recycling storage. Natural England Joanne Widgery No objection No objection WNC Environmental Health (Northampton) (Re consult)”

Officer report

Residents’ concerns

Nine objections cited noise, litter, congestion, parking pressure, possible HMO use, inadequate facilities, waste, overdevelopment and neighbourhood character.

“Objections received on following grounds:”

“Noise disturbance • Litter • Traffic congestion • Parking pressure • Future HMO risk • Amenity concern • Inadequate facilities • Overprovision concerns • Property values • Waste management • Overdevelopment • Housing mix • HMO concentration • Neighbourhood character…”

Officer report

Who spoke

Two local residents and a ward member spoke against the application, while the applicant’s agent spoke in support.

The committee’s debate

Members sought a condition requiring basement details and preventing its use as habitable space, while officers explained that a future HMO would need permission.

“During the debate, Members of the Committee acknowledged the concerns raised by residents regarding the possible intensification of use of the property and requested that a further condition be added to require the applicant to submit further details of the future use of the basement, and to prevent its use as a habitable space.”

Minutes

What was decided

Authority was delegated to grant permission, subject to the additional basement condition and the report’s remaining conditions.

“(1) That authority be delegated to the Assistant Director – Planning and Development to grant permission to application 2026/1256/FULL subject to:”

“The remaining conditions set out in the Case Officer’s report (and any amendments to those conditions as deemed necessary).”

Minutes

The added condition

The basement must be used only for storage and cannot become habitable living space without written planning authority consent.

“The basement shall be used for storage purposes only and shall not be converted to habitable living space without the express consent in writing of the Local Planning Authority.”

Minutes