Seven-person HMO at 75 Water Mill Way, Sutton at Hone

What was proposed

The application sought to change a three-storey dwelling into a seven-person HMO, with internal alterations, two parking spaces, cycle storage and a bin enclosure.

“(4) The application seeks to change the use of this property from a single household dwelling (Use Class - C3) to a 7-person house in multiple occupation (HMO) (Use Class - Sui Generis). The proposal would involve various internal alterations but none externally. Specifically, the ground floor of the building would convert the lounge into a bedroom and the existing rear extension/conservatory into a lounge space.”

“(6) A total of two on-site parking spaces would be retained and located at the front of the property. In addition, it is proposed to provide a shelter for up to 7 bicycles within the rear garden of the property close to the northern boundary. In addition, a 5.25m wide and 1m deep bin enclosure would be located to the front of the property close to the northern boundary.”

Officer report

The site and surroundings

The site is an end-of-terrace dwelling in a residential cul-de-sac, with two front parking spaces, a rear communal garden and existing extensions.

“(2) To the north of the site is another terraced block of properties on Water Mill Way (there is no through route between these roads) and directly opposite is a semi-detached pair of dwellings. To the rear (east) of the site is the communal garden associated with the flats - 1 to 32 Mill Court. Water Mill Way is within the urban area of Sutton at Hone and is characterised by residential properties.”

“(3) There is hardstanding to the front of the property for two car parking spaces. The property has an existing three-storey side and single storey rear extension.”

Officer report

Earlier permissions

Earlier permissions covered a garage conversion, a three-storey side and rear extension, and a further internal garage conversion; all were implemented.

“(9) 14/00016/FUL - Erection of a three storey side extension and single storey rear extension - Permission granted on 20.02.2014 - Implemented.”

“(10) 08/00868/FUL - Application for conversion of internal garage into habitable room and associated alterations to front elevation (retrospective application) - Permission granted on 04.07.2008 - Implemented.”

Officer report

Responses from consultees

The parish council objected, housing officers requested more information and a fire-escape amendment, and Kent Police supplied crime-prevention guidance.

“(12) The Private Sector Housing Team advises that there is insufficient information provided to comment on whether the proposals will fully comply with all HMO standards and requirements. They also advised that the fire escape arrangement for ground floor bedroom (2) be amended to ensure the only escape route is not through an 'inner room' – Members should note that this amendment has been actioned.”

“(13) Kent Police have provided guidance on "designing out crime" to act as an informative to the applicant.”

Officer report

Objections from local people

Objections concerned parking, noise, accommodation quality, character, storage, infrastructure, amenities, cumulative HMO impacts and occupant numbers.

“(15) Forty two letters of objection from twenty nine different address have been received raising the following issues:”

“Lack of sufficient parking provision; • Undue increase in noise and disturbance; • Insufficient standards regarding quality of accommodation; • Cramped and contrived location of the proposal; • Out of character with single household; residential character of the area; • Undue intensification of parking stress and pressures; • Harmful visual impact regarding the location and visibility of the proposed refuse and cycle storage areas; • Concern about the local infrastructure,…”

Officer report

Who spoke

A local ward member spoke against the application, and one speaker opposed it while another supported it; both answered members’ questions.

What members debated

Members discussed the six-person fallback, accommodation, parking, the property layout, cycle access, antisocial behaviour, residential character and possible precedent.

“In the debate that followed Members highlighted that granting planning permission would allow the property in question to operate as a 7 person HMO under the conditions outlined in the report as opposed to a 6 person HMO which would not require planning permission and would therefore operate without any planning controls.”

“Another Member outlined their concerns around the layout of the property highlighting that the kitchen and the lounge would be on different floors within the building. They also noted the bike storage area could not be accessed from the street and so those wishing to make use of the facility would need to take their bike through the property which would potentially disturb the other occupants.”

Minutes

The vote

The Chair’s motion to support the officer recommendation and grant planning permission was seconded, put to a vote and carried.

“The Chair moved a motion to support the Officer’s recommendation to grant planning permission. The motion was seconded, put to a vote and carried.”

Minutes

The decision

Planning permission was granted subject to the report’s conditions and an additional condition limiting occupation to seven people.

“To grant planning permission subject to conditions in the agenda report and the additional condition in the update report:”

“No more than 7 persons shall be permitted to occupy 75 Watermill Way as a HMO.”

Minutes