23-room HMO at Clifton Lodge Hotel, High Wycombe

What was proposed

The application sought to change a vacant former hotel into a 23-room HMO with communal rooms, private bathrooms and 23 parking spaces.

“Summary & Recommendation/ Reason for Planning Committee Consideration 1.1 Full planning permission is sought for the change of use of Clifton Lodge Hotel, 210 West Wycombe Road, High Wycombe, to a 23 bed House in Multiple Occupation.”

“Description of Proposed Development 2.1 Full planning permission is sought for the change of use of former hotel to a 23 room House in Multiple Occupation (HMO). The application site comprises a large two storey hotel building with a large area of off street parking to the rear, situated on the north eastern side of West Wycombe Road, High Wycombe. The existing hotel use comprises of 32 bedrooms, each with en-suite facilities.”

Officer report

The site and its history

The site is a two-storey hotel in a mainly residential area, with earlier permission for a single-storey rear extension.

“Erection of single storey rear extension. PER 15 March 2001 4.0 Policy Considerations and Evaluation Principle and Location of Development Wycombe District Local Plan (August 2019): CP1 (Sustainable Development), CP3 (Settlement Strategy), CP4 (Delivering Homes), DM33 (Managing Carbon Emissions, Transport and Energy Generation) DSA: DM1 (Presumption in favour of sustainable development), DM6 (Mixed-use development) 4.1 The application property lies within the High Wycombe…”

Officer report

What people objected to

Councillors and residents objected over scale, parking, management, antisocial behaviour, noise, community impact, the owner’s record and possible expansion.

“Concern Over Potential Future Expansion The applicant has acquired the adjoining plot and removed the front driveway, suggesting an intention for further development. This raises the possibility of an expansion of approximately 30% or more, which would create an unduly dominant presence and negatively affect nearby properties, including those directly opposite. 3.”

“The absence of a robust and legally binding management strategy conflicts with policy aims to protect residential amenity and ensure responsible HMO development. Conclusion and Requested Actions While I fully support the development of well managed and sustainable housing, this proposal based on its scale, insufficient management detail, and the applicant's track record-does not meet the standards necessary to safeguard the interests of the local community.”

Officer report

Who spoke

The ward member spoke, followed by a representative speaking on behalf of the applicant.

What members discussed

Members noted the NHS objection and the emerging requirement for a developer contribution for an application of this size.

“Members noted the update sheet which detailed NHS Buckinghamshire, Oxfordshire and Berkshire West Integrated Care Board’s (NHS BOB ICB) objection; amended wording to the…”

“During the debate, the Committee noted the NHS BOB ICB’s objection and acknowledged that in the emerging Local Plan for Buckinghamshire, it was important that a developer contribution would be required for an application of this size.”

Minutes

The vote

After a full debate, members voted in favour of approving the application in line with the officer recommendation as amended.

“Following a full debate, Members voted in favour of the motion to approve the application in line with the officer’s recommendation as amended in the update sheet (as below):”

Minutes

The decision

The committee approved the application subject to the reported conditions, amended landscaping, and an additional condition retaining private amenity space.

“And subject to (i) an amended condition 5, to make it clear what was expected in terms of landscaping (which shall include landscaping at the front of the site), and (ii) an additional condition to retain the private amenity space.”

“Resolved: that the application be approved, in line with the officer’s recommendation and the amended/additional conditions as noted above.”

Minutes