9-person HMO conversion at 22 Bridge Street, Worksop

What was proposed

The scheme would create nine ensuite bedrooms above the existing shop, with a communal kitchen, rear porch, dormer, bin store, cycle storage and garden.

“The whole building is roofed in grey slate with an existing rooflight to the rear roof slope, and brickwork stacks at high level with stonework detailing. The accommodation above is accessed via an entrance porch and staircase situated to the south boundary of the rear elevation, through a gated rear garden area. The property stands within the Worksop Town Centre Conservation Area and is subject to an Article 4 Direction.”

“Internally, the vacant and long-disused extensive former domestic accommodation will be converted to provide nine new ensuite bedrooms to the first, second, and third floors of the present building, with a communal kitchen and dining room at first floor level, while maintaining the separate existing shop with its rear offices and storage in its entirety to the ground floor.”

Officer report

The site and its history

The four-storey former Arcade is a positive building in the Worksop Conservation Area, with a shop at ground floor and vacant accommodation above.

“Site Context The application property is a four-storey terraced property, constructed between 1903 – 1911, formerly known as ‘The Arcade’. The premises were constructed as a matching part of a block of properties, with retail to the ground floor and residential accommodation to the floors over, and the terrace is centrally situated in the original east facing Bridge Street shopping parade, all within the Worksop Conservation Area.”

Officer report

What consultees said

Highways raised bin and cycle storage requirements, Environmental Health addressed noise, and the police identified crime risks and recommended security measures.

“Summary of Consultation Responses Highways: The LPA is asked to ensure that no part of the proposal encroaches into the adopted public highway (Bridge Street) and that adequate bin storage areas and refuse collection arrangements are included for both the commercial unit and the proposed HMO. The design and access statement suggests that cycle storage will be provided within the site. Ideally, at least one secure cycle parking space should be provided per bedroom.”

“This does not preclude subsequent recommendations from specialist departments within Nottinghamshire Police as required. All consultations, where relevant, reflect the importance of reducing the harm caused by violence against women and girls. Comments The proposed development is situated in the Lower Super Output Area (LSOA) of E01028062 which attracts much higher-than-average crime and disorder levels. All crime is recorded in the 98.5th percentile for England, Wales & N.”

Officer report

What objectors said

Two objections argued that an HMO would not suit the conservation building, could affect the area’s character and should be replaced by a better use such as flats.

“Summary of Publicity This application was advertised by neighbour letter, site notice and press notice and two letters of objection have been received raising the following points: - Strongly object, the building is in the Worksop Conservation Area and we feel that the construction of a multi occupancy residency would not be in keeping with this - The building could be used for much better purposes…”

“- We have lived and worked in Worksop for over 50 years and are part of the Worksop business forum and the North Notts Bids and have given a lot of time over many years in assisting the promotion of Worksop town - We do not feel that any consent given to the above planning application is the right move forward for this conservation building, which should be protected from this kind of use - If permitted it could affect the character and appearance of the area - Bridge Street…”

Officer report

Who spoke

The Head of Planning and Place presented the application, and a Worksop Business Forum representative spoke against it.

The committee discussion

Members asked questions and considered the application before an amendment was proposed concerning the Certificate of Land Ownership and further consultation.

“Members were advised that following publication of the report, an issue has arisen concerning the Certificate of Land Ownership and further consultation is required.”

“An amendment to the recommendation was proposed and seconded to allow for the application to be referred to Planning Consultation Group depending on the outcome relating to the Certificate of Land Ownership.”

Minutes

The committee decision

The committee approved the amendment and resolved to grant planning permission subject to conditions, with referral to the Planning Consultation Group depending on the ownership certificate outcome.

“Recommendation of the Head of Planning and Place: Grant Planning Permission Subject to Conditions and the amendment approved by Planning Committee.”

Minutes