Six-bedroom HMO conversion at 30 Shaws Way, Twerton, Bath

What was proposed

The application proposed changing a three-bedroom dwelling into a six-bedroom HMO, with a rear extension and bicycle and bin storage.

“REPORT As submitted the application was for the change of use from a 3 bedroom dwellinghouse (Use Class C3) to a 7 bedroom House in Multiple Occupation (HMO) (Use Class Sui Generis) and single-storey rear extension and bicycle storage.”

Officer report

The site

The property is a linked semi-detached two-storey dwelling in a predominantly residential area, with a school nearby.

“The property is a link semi detached two storey dwelling located within the Bath WHS. The surrounding area is predominantly residential with a school nearby.”

Officer report

What officers advised

Officers considered the HMO and extension acceptable, finding no significant harm to residential amenity, highways, character or the World Heritage Site.

“The property is set up from Shaws Way and these properties are unusual in that their rear gardens face the road; the front of the property faces onto a public footpath (Radburn principle). The proposed rear extension has a footprint of 2.75m x 4.25m this is a reduction from the original extension proposed. The side extension which is to be modified has a footprint of 2.5m x 5m. The rear extension as now proposed does not cover the whole rear elevation of the property.”

“The proposed development is within two World Heritage Sites; therefore, consideration must be given to the effect the proposal might have on the outstanding universal values of the World Heritage Sites and their setting. In this instance, due to the size, location, and appearance of the proposed development it is not considered that it will result in harm to the outstanding universal values or the setting of the World Heritage Sites.”

Officer report

HMO concentration

The proposal would not sandwich another home between HMOs and would result in six HMOs among 87 nearby homes, or 6.9%.

“Criterion 1: It would result in any residential property (C3 use) being 'sandwiched' between two HMOs; or Criterion 2: Test: HMO properties represent more than 10% of households within a 100- metre radius of the application property.”

“Following a GIS search, the conversion of this property into an HMO would not result in 'sandwiching' between other HMO certified properties and therefore complies with Criterion 1.”

Officer report

What people raised

Thirty-six objections raised concerns about parking, too many HMOs, noise, antisocial behaviour, overdevelopment, refuse and loss of community.

“Too many student houses In the area, there are HMOs already on the street. Impact on services and pressure on existing services…”

“Problem with parking in area this will be exacerbated/highway safety Too many people in a 3 bed house Loss of a modest family home Anti social behaviour likely Over development of the site The type of house is unsuitable for an extension. There is a school nearby so road busy Additional refuse generated Erosion of community Loss of amenity for neighbours No council tax revenue Cycle parking should be increased Other HMOs in the area have been refused.”

Officer report

Who spoke

A public objector and the ward member spoke against the application, while councillors and the development management team manager addressed the committee.

The committee debate

Members were concerned about overdevelopment, neighbouring amenity and the lack of structural and acoustic reports.

“Cllr Halsall opened the debate and acknowledged that the application was compliant in terms of the SPD relating to HMOs, but he was concerned about the impact on the residential amenity of neighbouring properties. He expressed the view that the application constituted over-development of a 3 bed-dwelling to accommodate 6 people and their associated activities, and this was contrary to Policy D6.”

“Cllr Hughes concurred with this view and stated that without structural and acoustics reports, there was insufficient evidence to reassure the Committee that the proposed development would not result in a loss of amenity to neighbouring properties. He confirmed that he would not support the officers recommendation to permit the application.”

Minutes

The decision

The committee refused permission unanimously because converting the three-bedroom house into a six-bedroom HMO would cause overdevelopment and loss of neighbouring amenity through noise and disturbance.

“On voting for the motion, it was CARRIED (10 in favour and 0 against).”

“RESOLVED that permission be refused for the following reason: The application to change a framed 3-bed house into a 6-bed HMO~ would result in over development of the site and a loss of amenity for neighbouring properties due to noise and disturbance.”

Minutes