Nine-bedroom HMO at 90 Aldwick Road, Bognor Regis

What was proposed

The application sought to change a nine-bedroom bed and breakfast into a nine-bedroom, nine-occupant HMO with minor internal alterations.

“DESCRIPTION OF APPLICATIONThis application seeks to change the use of a 9-bedroom Bed and Breakfast (C1) into a 9-bed 9-occupant House in Multiple Occupation (HMO) (Sui Generis) alongside minor alterations. SITE AREA513sqm. BOUNDARY TREATMENTLow brick boundary walling with access spaces along the southern boundary, eastern boundary, and part of the northern boundary alongside a single storey outbuilding and garage. Tall close boarded fencing to the western boundary.”

Officer report

What officers recommended

Officers recommended approval because the policy conflicts over parking, amenity space, flooding and tourism were not considered sufficiently harmful, subject to conditions and a Section 106 agreement.

“The proposal is otherwise compliant with relevant Development Plan policies and is recommended for approval subject to the following conditions and informatives, and the completion of the S.106 agreement. HUMAN RIGHTS ACT The Council in making a decision should be aware of and take into account any implications that may arise from the Human Rights Act 1998.”

“Consideration has been specifically given to Article 8 (right to respect private and family life) and Article 1 of the First Protocol (protection of property). It is not considered that the recommendation for approval of the grant of permission in this case interferes unreasonably with any local residents' right to respect for their private and family life and home, except insofar as it is necessary to protect the rights and freedoms of others (in this case, the rights of…”

Officer report

Consultation responses

Environmental Health and highways raised no objection, while Natural England’s concerns about recreational pressure were addressed through a financial contribution.

“- Concerns regrading the overconcentration of HMOs in the area and consequential adverse impacts on character, cohesion, quality of life, and anti-social behaviour. - Concerns regarding additional parking pressures. - Concerns regarding waste management and the effective management of HMOs. - Queries as to whether the proposal is retrospective. COMMENTS ON REPRESENTATIONS RECEIVED: Comments noted.”

“Natural England's response was received prior to the completion of the S.106 agreement submitted with this application that secures financial contribution for the mitigation of recreational pressures on Pagham Harbour. Following the completion of the S.106 agreement, the concerns pertaining to potential recreational pressures adversely impacting Pagham Harbour will have been sufficiently mitigated.”

Officer report

Who spoke

The agent and applicant were listed as public speakers, while the Planning Team Leader presented the application and updates.

Members’ debate

Members discussed the limited parking and amenity space, HMO concentration, antisocial behaviour, sustainable transport, nearby facilities and the previous bed and breakfast use.

“Councillor Lury raised broader concerns about the external aspects of the proposal, noting the limited parking provision of two spaces and modest amenity space. He highlighted the context of Marine Ward, which has a high concentration of HMOs and associated antisocial behaviour, and referred to Article 4 Direction policies.”

“Councillor Lury reiterated that the parking provision was only 44% of the standard and maintained that this was a significant shortfall. Councillor Turner queried whether the applicant had maximised available space for parking. The officer explained that while additional hardstanding existed, the plans only showed two formal spaces, and officers had prioritised amenity space over further parking provision.”

Minutes

The vote

The Chair put the officer recommendation to the vote after no alternative proposal or further comments were made.

“As there were no other comments or alternative proposals the Chair put the recommendation to the vote.”

“That the application be APPROVE CONDITIONALLY SUBJECT TO A S106 AGREEMENT.”

Minutes

Conditions of approval

The permission limits occupation to nine people and requires cycle parking, biodiversity measures, energy efficiency measures and compliance with approved plans.

“Reason: For the avoidance of doubt and in the interests of amenity and the environment in accordance with Arun Local Plan policies D SP1 and D DM1. 3No part of the development hereby approved shall be first occupied until covered and secure cycle parking spaces have been provided in accordance with plans and details to be submitted to and approved in writing by the Local Planning Authority. The spaces so provided shall be retained in perpetuity.”

“6The approved development shall include energy efficiency measures that reflect the current standards applicable at the time of submission and decentralised, renewable or low carbon energy supply systems. Any physical features that are required as part of the works must be installed prior to the occupation of the building and shall be thereafter permanently maintained in good working condition.”

Officer report