Six-bed HMO at 98 Dennis Avenue, Beeston

What was proposed

The application sought to change a residential dwelling into a six-bedroom house in multiple occupation.

“The application is brought to the Committee at request of Councillor S J Carr. Purpose of the Report 1.1 The application seeks planning permission for a change of use to a 6 bed HMO (Use Class C4) from C3 use. Recommendation The Committee is asked to RESOLVE that the Assistant Director of Planning and Economic Development be given delegated authority to grant planning permission subject to the conditions contained in the appendix.”

“The application seeks permission for a change of use from residential (C3) to 6 bed HMO (C4).”

Officer report

The site and surroundings

The site is a semi-detached dwelling with a front driveway, rear garden, bike store and three proposed off-road parking spaces in an Article 4 area.

“Detail 3.1 The application site is a semi-detached render and brick dwelling, with the principal access route of Dennis Avenue to the north, and rear garden to the south. The site is located within the Beeston Article 4 area. The site has previously had permission for a hip to gable roof, rear dormer, single storey rear extension and outbuilding in rear garden under reference 21/00348/FUL.”

“One of the aspects to consider when granting permission for new HMO’s within the Article 4 Area, is how many other HMOs are found within a 100m radius of the site, so that HMO clustering does not happen. If the number of HMOs exceeds 20% relative to the total number of dwellings within the radius, it is likely to be refused. We look at how many HMOs would be adjacent or opposite the site also.”

Officer report

Earlier applications

The property had permission for roof, dormer, extension and outbuilding works, and had previous enquiries about flats and a six-bedroom HMO.

“The house is a semi-detached brick and render dwelling, with driveway to the front (north) and rear garden to the south. Permission for a hip to gable roof, single storey rear extension and outbuilding to the rear was granted under reference 21/00348/FUL.”

“21/00348/FUL Construct hip to gable roof, rear dormer, single storey rear extension and an outbuilding at the rear of the house PERC”

Officer report

What officers recommended

Officers recommended granting permission because the design, amenity, access and HMO concentration were considered acceptable.

“Whilst acknowledging that the HMO will lead to additional people at the site and that all occupants may have a car, it is considered that the site is suitable and design, access, amenity and the HMO SPD criteria are acceptable, and would not lead to an over-concentration of HMO’s in the immediate area.”

“It is concluded that, having regard to the relevant policies of the Local Plan, national planning guidance and to all other material considerations including the Public Sector Equality and comments raised in representations received, the development is acceptable and that there are no circumstances which otherwise would justify the refusal of permission.”

Officer report

Who spoke

An objector made a representation to the committee before the general debate.

The committee’s decision

The committee refused permission, citing impacts on neighbouring amenity and parking and the loss of a family home.

“RESOLVED that the precise wording of the refusal and reasons, to include detrimental impact on neighbour amenity and the loss of a family home, be delegated to the Chair of Planning Committee in agreement with the Assistant Director of Planning and Economic Development.”

“The proposal, by virtue of the change of use into a 6 bed house in multiple occupancy (C3), would be unacceptable due to the impact on neighbouring amenity, parking and the resulting loss of a family home and as such the development would fail to accord with Policy 17 of the Broxtowe Part 2 Local Plan (2019) and Policy 10 of the Broxtowe Aligned Core Strategy (2014).”

Minutes