Hotel and HMO at The Elders, Epsom Road, Epsom

What was proposed

The vacant care home would become an eight-bedroom HMO, 12-bedroom bed and breakfast, night porter’s bedroom and manager’s flat.

“The change of use of the existing Class C2 Care Home to a mixed- use development comprising an 8-bedroom HMO and 12 bedrooms associated with bed and breakfast accommodation…”

“The proposal would also accommodate a night porter’s bedroom. For the purposes of this assessment, the night porter’s bedroom is not a residential use.”

Officer report

The site and its setting

The site is a two-storey detached building in a built-up residential area, within the Ewell Village Conservation Area and beside a retirement development.

“The site lies in a built-up residential area. To the rear of the site lies a retirement development.”

“Built Up Area • Ewell Village Conservation Area (Article 3) • Tree Preservation Orders • SSSI Impact Risk Inner Zone • Source Protection Zone…”

Officer report

Earlier applications and enforcement

An identical earlier proposal was refused in July 2024, while enforcement investigations followed reports that the site was operating as a hotel.

“Following reports of the use of the site as a hotel without the benefit of planning permission an enforcement investigation took place (23/00038/BOC) which was closed following the submission of planning application 23/01158/FUL.”

“99/00337/ADV Erection of 2 no. 5.8m high temporary sign boards. Approved 08.06.1999 99/00770/FUL Provision of new external fire escape. Approved 16.11.1999 00/00566/FUL Erection of two storey rear extension. Refused 11.01.2001 01/00052/ADV Retention of existing sales signs for a further period of 6 months. Approved 12.03.2001 23/01158/FUL Change of use of vacant care home to hotel/HMO Refused 18.07.2024”

Officer report

Consultation and objections

The Highway Authority and waste manager raised no objections, the Strategic Housing Manager supported the scheme, and 40 objection letters were received.

“Consultee Comments Internal Consultees Highway Authority No objections subject to conditions Council’s Waste Manager No objection Council’s Tree Officer No comment. Notwithstanding this, the Council’s Tree Officer raised no objection to the previous scheme. Surrey Fire Service Further information required before making a formal response to the Licensing Authority. Strategic Housing Manager Support.”

Officer report

What people were concerned about

Objections covered the loss of care beds, housing supply, traffic, parking, noise, over-intensification, refuse, fire safety and the residential character of the area.

“Consultee Comments • There is no clear justification for the loss of a registered category 2 care facility, breaching NPPF Section 5 and Policy CS7. • This change removes badly needed care home beds. • Other care related or social housing options have not been considered. • No attempt has been made to repurpose the site for alternative community-focused uses • Losing up to 12 houses is not in line with the NPPF housing goals.”

“Discrepancies with inconsistencies to HMO/Hotel/Staff rooms • Discrepancies with the display of the site notice • There should be two applications for the separate uses • Large container on site • Conservation area with development rights revoked. • Fire safety issues due to the over intensification of both the building as well as the parking site located around the area. • Epsom is already well served by accommodation for students and visitors to the area…”

Officer report

Who spoke to the committee

The Planning Development Team Leader presented the application to the committee.

The committee discussion

Members considered potential parking changes between the hotel and HMO uses and proposed limiting the HMO to eight rooms and 12 occupants.

“Epsom and Ewell Borough Council Decision: Following Committee consideration, the Head of Development Management and Planning Enforcement advised the Committee that, in order to address the potential parking implications resulting from possible fluctuation between hotel and HMO use, an additional condition would be advisable to limit the existing uses under the current provision so that any fluctuation between hotel/HMO use could be reviewed under a new application or a…”

Minutes