Large HMO conversion at Leigh House Trust Health Centre, Westfield

What was proposed

The application proposed changing office and storage space into a large HMO with ten bedrooms and a managers flat across three floors.

“REPORT This application is for the change of use from Office and Storage (E) to House of Multiple Occupancy (HMO) (C4).”

“The plans indicate 10 bedrooms and a self contained managers flat over the three floors. It is noted whilst the 'managers flat' indicates a one bed self contained unit access to the unit is via the communal staircase so the unit cannot be used independently.”

Officer report

The site

The substantial stone building is in central Radstock, within the conservation area, with steps to the entrance and an existing parking area.

“The property is a substantial stone built building located within central Radstock. The property is set up marginally from the main street with steps up to a central main entrance. To the side of the property is an off street parking area and access to the basement of the property.”

“The property is within the Radstock Conservation Area.”

Officer report

Earlier uses and applications

The building previously changed from a clinic to offices, while later applications concerned accessibility works, a tree and a public payphone.

“DC - 96/02481/FUL - PER - 24 September 1996 - Change of use from clinic to offices for registered charities DC - 98/03004/OUT - PER - 17 December 1998 - Extension and alterations to form new disabled access, lift and multi-purpose meeting/seminar room as amended by revised plans dated 14th December 1998. DC - 25/00489/TC5 - EXEMPT - 6 February 2025 - Large False Acacia - remove. DC - 19/04946/CONSLT - NOOBJ - 7 February 2020 - Removal of public payphone service.”

Officer report

Why officers supported it

Officers considered the building unsuitable and commercially unviable as offices, while the HMO would meet relevant requirements and not harm the town centre.

“From there, the space is cellular. Nowadays, almost all office occupiers require open plan space on a single level with good access. This building has neither open plan nor a material volume of space on one level. Around the same time as the marketing of this building, we also had a building on Bath Business Park at Peasedown.”

“In the light of the above it is considered that a robust argument has been put forward which indicates that given the nature of the accommodation provided within this building a commercial office use is not likely to be secured and as such the loss of this building to a large HMO use is not seen to harm the viability and vitality of the town centre.”

Officer report

The HMO and its effects

The proposed HMO would not exceed the local concentration threshold, and officers considered its effects on neighbours, highways and the conservation area acceptable.

“The proposals do not include any major external alterations to the building. The only additional features required are the recladding and rendering of the existing single storey rear extension and provision of stores for bins and bicycles. The proposals by reason of their design, siting, scale, massing, layout and materials is likely to be acceptable and contribute and respond to the local context and maintain the character and appearance of the surrounding area.”

“The necessary site notice has been erected on site. Policy HE1 requires development that has an impact upon a heritage asset, whether designated or non-designated, will be expected to enhance or better reveal its significance and setting. There is a duty placed on the Council under Section 72 of the Planning (Listed Buildings and Conservation Areas) Act to pay special attention to the preservation or enhancement of the character of the surrounding conservation area.”

Officer report

Other concerns

A contributor questioned whether the accommodation was suitable for younger students and said there had been no consultation about that issue.

“One letter of comment: You have mentioned in the application that the accommodation is suitable and useful for students studying at Bath College and Bath Dance College. I would like to make it clear that this accommodation is not suitable for 16-18 years old students and no consultation regarding this has been made.”

Officer report

Who spoke

The agent supported the application, while ward councillors presented concerns about the site’s history, employment use, parking, accessibility and purpose.

Members’ discussion

Members considered the building’s quality, location, history, covenants, accessibility and car dependency before supporting the proposed conversion.

“Cllr Hounsell opened the debate and acknowledged that there had been a lot of effort to create a good quality building with spacious rooms and that the site was in a central location opposite bus stops. He noted the comments raised in relation to the history of the site and covenants but stated that these were not material considerations and he moved the officers’ recommendation to permit the application.”

“Cllr Hughes stated that although the site was relatively sustainable in terms of access, 60% of residents commuted to work and Radstock was an area with a high level of car dependency, however, he considered the design of the development to be a good example of a HMO and on balance, he supported the motion to permit the application.”

Minutes

The vote

The motion to permit the application was carried unanimously, with eight members in favour and none against.

“On voting for the motion, it was CARRIED (8 in favour and 0 against - unanimous).”

Minutes

The decision

The application was permitted subject to the conditions set out for the development.

“RESOLVED that the application be permitted subject to the conditions set out in the report.”

Minutes

Main conditions

Occupation requires approved bin and bicycle storage, while the building must achieve an EPC rating of C or above before HMO use begins.

“No occupation of the property as an HMO shall commence until the bicycle and bin stores as shown on the approved plans have been provided in accordance with details which have been submitted to and approved in writing by the Local Planning Authority. The stores shall be retained permanently thereafter.”

“Prior to the commencement of the use of this building as an HMO (Class C4) a certificate indicating that the necessary works have been completed to confirm that the dwelling has an EPC rating of C or above shall be submitted to and approved by the Local Planning Authority.”

Officer report