Seven-bedroom HMO at 20 Highfield Road, Newbold, Chesterfield

“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.”

“It is in a residential area and is surrounded by residential uses 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.”

“The site has a garden area to the side and rear, with access from the front.”

“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, 18 Highfield Road, into a HMO (for 7 persons) has also been submitted to the Council for consideration. The details of which are as follows:”

“The previous use of the site was as a dwelling, and the continued residential use in this location is acceptable, in line with the policies of the Local Plan and the wider objectives of the revised NPPF which encourage sustainable development. However, an assessment of the detailed…”

“The proposal does not include any external changes to the building. Prior works to the building including a large dormer rear roof extension, have already occurred under permitted development rights. Due to the poor state of the overall site and dilapidated state of the building the works are considered to have had a positive impact on the character of the site and surrounding area.”

“Highways Authority No objection, subject to conditions…”

“Urban Design Raises concerns about the principle of the proposal.”

“- Traffic or Highways Comment: Highfield Road and surrounding areas seems to be a hot bed of HMO's due to its location close to town. I daresay that number 18 will get permission for the same increase as local residents do not really get a say. The parking allocated for number 18 & 20 at the rear of the properties will not fit 4 cars (2 per property). I only see 3 cars in there, if they use it, and it would not be possible to fit 4 cars with the way the residents park.”

“These 2 properties have the potential of 12 cars extra in the street already without increasing that potential by 2 more. There are already at least 4 HMO in the immediate area with allocated parking from these properties not sufficient and spilling into Highfield Road/Princess Street causing issues for local residents.”

“The Principal Planner presented the report and explained the applicant seeks permission for the change of use of the building to a seven- bedroom house of multiple occupancy for 7 people. The works proposed had already been carried out and the application was therefore retrospective. Consequently, amendments to the wording of a number of the conditions was required and these were set out by the Principal Planner.”

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

“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…”

“Within 3 months of the date of this permission, the first floor, side (north-east facing) window serving bedroom 7, shall be installed with obscure glazing and with no opening part being less than 1.7 metres above the floor level immediately below the centre of the opening part. The obscure glazing shall be obscured to a minimum of Pilkington - Privacy Level 3 or an equivalent product. Once installed the glazing shall be retained as such thereafter.”