Six-bed HMO and community hall at The Vining Hall, Etloe Road, Bristol

“Demolition of extension and altered access. Change of use of The Vining Hall from a Class E(f) day nursery into Use F.2(b) community hall and development of a 3-storey, 6-bed house in multiple occupation (Use Class C4).”

“The application has been referred to committee by the local ward Councillor citing reason for referral: - Style, size and specification unsuitable for location and conservation area - Pressure on parking in an already dangerously congested area - Change of use from nursery building to community hall - community already well served by halls at both ends of same road Officers have carefully assessed the proposal against relevant planning policies and material considerations.”

“The single storey building has a simple built form with a gabled frontage that has the character of a chapel, with rendered elevations and a pitched roof covered with natural slate tiles. The Gothic-style windows within its front and side elevations and their Bathstone surrounds are the key features of the building. The extension has a more utilitarian design, incorporating uPVC sash-style top-hung windows and a slate-covered pitched roof that conceals a flat roof behind.”

“OFFICIAL as well as the location of the elements would be secured via a pre-commencement condition should an approval be forthcoming. PLANNING BALANCE AND CONCLUSION The proposed development has been assessed against relevant national and local planning policies, and the material considerations raised through consultation.”

“However, the proposal complies with the Council's HMO SPD, with a low concentration of HMOs in the immediate vicinity and no harmful sandwiching effects. The development would not result in an imbalance of housing types or undermine community cohesion. The design of the proposed building has been carefully considered in relation to its context within the Downs Conservation Area.”

“The existing use as a day nursery would likely generate demand for on-street parking for a considerable amount of the day due to staff parking, whereas the new community hall would generate demand on the evening for a shorter period. 4. TDM are unable to recommend refusal due to the lack of parking provision. a. The site is in a sustainable location as it has access to local bus services, is close to local amenities and within cycling distance of further amenities b.”

“Recommendation On the basis of the limited additional demand generated by the development of 3 parking spaces as well as the sustainable location and the car club offer TDM do not consider the lack of onsite car parking to meet the test of severity as set out within paragraph 116 of the NPPF. It is not considered this additional demand would generate a highway safety issue.”

“It was considered that the immediate surrounding context opposite and to the NW of the site along Etloe Road had varied materials and setbacks from the road and were not so far as to be separate from the site; 7. It was noted that the developer would require a highway licence to carry out building works whilst ensuring road safety. It would be possible to advise highway colleagues to consider temporary parking restrictions such as double yellow lines.”

“The impact of the HMO on residential parking was negative but was diminimous and Officers in TDM had done a good job finding creative solutions in the absence of a parking enforcement scheme. There was concern in respect of the community survey stating that there was already an existing problem with congestion and it was unknown how many additional cars this development would bring to the area. Parking was not the concern; it was the movement of additional vehicles.”

“There being no further debate the Chair moved the Officer recommendation and it was seconded and on being put to the vote it was:-”

“OFFICIAL Resolved – (6 for, 2 against) That the application be granted subject to conditions.”