Five-person HMO at 22 Lancing Gardens, Edmonton, London N9

What was proposed

Retrospective permission was sought to convert a four-bedroom dwelling into a five-person HMO with shared facilities, cycle parking and refuse storage.

“Cycle Parking – details of 5 long stay cycle parking spaces. Refuse storage – details of refuse and recycling facilities.”

“The applicant seeks planning permission for the retrospective conversion of the single-family dwelling (use class C3) into a house in multiple occupation (HMO) (use Class C4). The HMO comprises 5 bedrooms, a utility room, bathrooms at ground and first floor level, a communal kitchen and dining room, reception room and rooms 4 and 5 respectively have ensuite shower rooms.”

Officer report

The site

The site is a two-storey end-of-terrace house with two parking spaces, an existing crossover and rear communal garden space.

“Site surroundings and constraints 4.1 The site is a two storey end-of-terrace dwelling with an existing crossover and front vehicle parking space for 2 cars. The property is not located on a classified road and there are no parking restrictions within the vicinity of the site. The site is located within an Area of Archaeological Importance. The development pattern within the vicinity features a variety of built forms, scales and designs.”

Officer report

Earlier applications

Earlier permissions covered extensions, a roof alteration, an outbuilding and a front boundary wall with vehicle access; one extension application was refused.

“Relevant Planning History 6.1 TP/03/1653 – Single storey side extension incorporating mono-pitched roof to front. – GRANTED with Conditions on 15.10.2003 6.2 P13-00489PLA – Part single, part 2-storey side extension and part single, part 2-storey rear extension. – REFUSED on 24.04.2013. 6.3 17/00351/CEA – Extension of roof at side to form gable end, rear dormer with rooflights, single storey side and rear extension with outbuilding at rear.”

Officer report

Why officers supported it

The proposal would add housing, provide acceptable accommodation and communal space, preserve the street’s character, and avoid significant harm to neighbours or highway safety.

“Policy DMD 5 is used to assess planning applications for the conversion of single family dwellings into HMOs and it states that development involving the conversion of existing units into self-contained flats and House in Multiple Occupation (HMO) or any other residential conversions will only be permitted if the following criteria are met.”

“London Plan Policy D6 (Housing quality and standards) and the Nationally Described Space Standards (NDSS) set the requirement for internal living standards. The London Plan Policy D6 and the supporting Housing SPG require new housing development to meet these standards as a minimum and provides further criteria to ensure an acceptable quality of accommodation is provided for users.”

Officer report

Consultation responses

One objection concerned parking, natural light and property values, while licensing, enforcement, environmental health, commercial waste and transportation raised no objection.

“Environmental Health No No comments received. Transportation No No objection subject to cycle parking condition.”

Officer report

Who spoke

The Planning Decisions Manager introduced the report and highlighted the application’s key aspects.

Members’ discussion

Members asked questions and made comments about the report’s front sheet, and officers said listing the applicant’s name was not required.

“In response to Members’ questions and comments regarding the front sheet of the report, officers replied that it was not a requirement for the applicants name to be listed.”

Minutes

The committee vote

Members voted six in favour, one against and three abstentions.

“The proposal having been put to the vote; Members voted:”

Minutes

The decision

Planning permission was granted subject to conditions, with delegated authority given to finalise their wording.

“That the Director of Planning and Growth be authorised to GRANT planning permission subject to conditions. That the Director of Planning and Growth be granted delegated authority to agree the final wording of the conditions to cover the matters in the ‘Recommendation’ section of this report.”

Minutes