Seven-bedroom HMO at 18 Highfield Road, Newbold, Chesterfield

What was proposed

Retrospective permission was sought to use the building as a seven-bedroom HMO for seven people, with shared facilities, two parking spaces and cycle storage.

“Planning permission is sought for a change of use of the building to a 7 bedroom house of multiple occupancy for 7 people. The works proposed have already been carried out and the application is therefore retrospective.”

“The submitted layout shows a plant and a utility room in the basement. On the ground floor there is one bedroom, including an en-suite bathroom, and a shared amenity space of 30.4sqm, including a dining room, lounge area and kitchen facilities. On the first floor there are 3 bedrooms with en-suite bathrooms, and a further 3 bedrooms with en-suite bathrooms on the second floor.”

Officer report

The site

The site is a vacant two-storey semi-detached building in a residential area, with rear access, two parking spaces and garden areas.

“This application comprises 18 Highfield Road, which is located on the western side of the street. It is a two storey red brick semi-detached building, with an existing two storey extension and dormer conversion. It has been vacant for a significant period of time and the land surrounding it was overgrown with trees prior to any work commencing on site.”

“It is in a residential area and is surrounded by housing on all sides. There is a narrow access lane to the rear of the site, which provides access from Newbold Road. A parking area has already been created for two vehicles to the rear of the property.”

Officer report

Earlier applications

There were no relevant applications for the site, while a separate seven-person HMO application was pending for the attached property.

“No relevant applications associated with the application site.”

“The dwelling, the subject of this application, is a semi-detached property. A planning application to convert the attached property, 20 Highfield Road, into a HMO (for 7 persons) has also been submitted to the Council for consideration. The details of which are as follows:”

Officer report

The officer assessment

Officers considered the residential use acceptable, with suitable amenity and design, and found that highway concerns did not justify refusal.

“There is an outside space to the rear and side of the property for the use of residents, which would be suitable for clothes drying, cycle storage and using as a garden/outdoor amenity space. Whilst this is limited it is considered to be an acceptable size and provides a usable space for occupiers of the development.”

“It is acknowledged that the property has recently been extended within the roof space to create additional bedrooms under permitted development relating to the property being a dwelling. Concern has been raised regarding additional overlooking from these rooms. Any side windows are existing and located between the properties and therefore will not result in adverse overlooking into gardens.”

Officer report

Consultation responses

Ward members made no comments, and planning, private housing and urban design consultees raised no objections in principle.

“Strategic Planning No objections in principle.”

“Urban Design No objection in principle. Suggested further clarification of several details.”

Officer report

Who spoke

The applicant and the agent addressed the committee.

The committee vote

Councillor Stone moved and Councillor Caulfield seconded that the officer recommendation should be upheld.

“It was moved by Councillor Stone and seconded by Councillor Caulfield that the officer recommendation be upheld.”

Minutes

The decision

The application was granted subject to conditions covering approved plans, secure cycle storage, biodiversity enhancement and water consumption.

“That the officer recommendation be upheld, and the application be GRANTED subject to the following terms and conditions.”

“The development hereby approved shall only be carried out in full accordance with the approved plans (listed below) with the exception of any approved non-material amendment. All external dimensions and elevational treatments shall be as shown on the approved plan/s (listed below): • Site location plan • Proposed floor plans • Proposed Site plan…”

Minutes