Seven-person HMO at 32 East Street, Ilkeston

What was proposed

The application sought a seven-person HMO, with a wraparound dormer, rear extension, cycle store and bin storage.

“PROPOSED CHANGE OF USE TO 7 BEDROOM, 7 PERSON HMO INCLUDING A WRAPAROUND DORMER WINDOW AND A SINGLE STOREY REAR EXTENSION AT 32 EAST STREET ILKESTON DERBYSHIRE”

“Planning permission is sought to change the use of a dwelling into a seven person House in Multiple Occupation (HMO). The proposals include the addition of a wraparound dormer extension to the rear and side plus a single storey ground floor rear extension which replaces an existing structure which may have been the old coal store. A cycle store is proposed and bin storage is also shown on the site plan.”

Officer report

The site

The site was a two-storey semi-detached house among similar homes, near mixed commercial uses and within a coal mining referral area.

“East Street is two-storey semi-detached dwelling within an immediate street scheme of similar two storey semi-detached dwellings. There is a more mixed commercial character further up East Street adjacent the town centre. The site lies within a coal mining referral area.”

Officer report

Consultation responses

The highway authority had no objection subject to cycle storage, Environmental Health had no objections, and the mining authority had no objection subject to a note.

“Derbyshire County Council (Highway Authority) – No objection subject to a condition concerning the provision of the cycle storage facilities.”

“The Mining Remediation Authority – No objection subject to a note to applicant.”

Officer report

Residents’ concerns

Eight local representations raised concerns about disturbance, parking, character, anti-social behaviour, privacy, waste, services and the dormer.

“Likely noise and disturbance from occupants and future partners and visitors, which could be in excess of an additional 14 people, using a three bed dwelling. • Inadequate and indiscriminate parking leading to additional highway safety problems. • A resident only parking scheme should be implemented. • The use would be out of character for a predominantly family area and may impact on the mental well-being of existing long term residents.”

“East Street already suffers from anti-social behaviour such as harassment and drug use, fly tipping and litter. • Loss of privacy as a result of the windows in the side dormer window. • Loss of light and view as a result of the dormer window. • The proposed dormer window is out of character with the Victorian terraces and rooflights would be more aesthetically pleasing.”

Officer report

Public speakers

Four speakers opposed the application, citing living standards, parking, refuse storage, coal mining, biodiversity, privacy and neighbouring property values.

The committee’s debate

The committee considered the speakers’ concerns, while being advised that highway safety and coal mining matters had been assessed without objections.

“Prior to the members debate, the Head of Planning and Regeneration advised the committee that the Planning issue isn’t the lack of parking itself but highway safety as a result of the lack of parking. However, the highway authority have not raised an objection. Furthermore, the application has followed the correct process regarding mine working which has also been correctly assessed by EBC.”

“Members of the committee considered the points raised by the speakers, in addition to the matters covered in the report and:”

Minutes

The decision

The committee refused the application because the internal shared kitchen and dining space was below DASH standards.

“RESOLVED that the application be refused on the grounds that there would be inadequate internal community amenity space (kitchen & dining space) which would be below DASH standards.”

Minutes