Six-person HMO at 111 Denmark Street, Bedford

“Retrospective planning permission is sought for the change of use of the property from Use Class C3 (dwellinghouse) to Class C4 (Houses in Multiple Occupation) (HMO) at 111 Denmark Street, Bedford. The property faces the junction with York Street. Several community facilities lie within 100 metres of the site, including Christ Church (Goldington Street), Three Rivers Church on Denmark Street, and Castle Newnham Primary School.”

“Retrospective planning permission is sought for the change of use of the property to a House of Multiple Occupation (HMO) (Class C4).”

“The application site comprises a two-storey semi-detached dwelling on the eastern side of Denmark Street in Bedford. The property faces the junction with York Street. Several community facilities lie within 100 metres of the site, including Christ Church (Goldington Street), Three Rivers Church on Denmark Street, and Castle Newnham Primary School.”

“In planning policy terms, the site lies within the Bedford Urban Area Boundary and in an established residential area. The site is not within a conservation area and has no listed buildings nearby.”

“The property has been operating as an HMO since March 2022, following an HMO license being granted by the Council. The applicant was unaware of the Article 4 Direction within the Borough that withdraws permitted development rights for the change of use from C3 to C4. Upon being made aware of the breach, the applicant has sought to regularise the operational change of use and therefore submitted this application.”

“In regard to impact on parking and highway safety, the Council's Highway Officer has raised no objection to the application and considers that although no on-site parking is provided, the site is located within an accessible location not far from facilities and public transport links and sufficient on-street parking capacity have been found in the vicinity to accommodate the increased parking requirement.”

“The applicant has submitted further details in regard to the bin storage arrangement and cycle parking to be provided within the rear garden and this is recommended to be secured through the use of planning conditions.”

“Objections were raised on the following material planning grounds:”

“- Impact on on-street parking (street capacity and proximity to school, sport clubs and churches); - Impact on highway safety; - Lack of details relating to cycle storage; - Inadequate bin storage (overflowing bins left on pavement for weeks); - Out of character in the local area; - Living conditions of the occupiers, overcrowding and inadequate facilities and outdoor amenity space - Impact on neighbouring amenity; - Noise, anti-social behaviour and other disturbances from…”

“24/02339/S73A, Item 2 on the agenda. The Manager for Development Management (Planning) advised that there had been no updates since the publication of the report. RESOLVED: That permission be granted in respect of the above application in accordance with the recommendation of the Chief Officer – Planning & Infrastructure Development. The meeting closed at 7.45 pm…”