8-bedroom HMO at 28 Pond Meadow, Guildford

The site and surroundings

The site is a two-storey semi-detached home in a residential urban area, backing onto school and college playing fields.

“The site is located within the urban area of Guildford. The area is residential in nature and comprised of two-storey, terraces and semi-detached dwellings. The application site is comprised of a two-storey semi- detached dwelling which backs onto the playing field to the rear of Guildford Grove Primary School and Kings College for the Arts and Technology.”

Officer report

Earlier planning history

Earlier applications included two approvals for extensions or additional accommodation and one refusal for a two-storey rear extension.

“24/P/00852 Certificate of lawfulness for a proposed development to establish whether the erection of a single storey rear extension with parapet roof and two storey rear extension would be lawful. Approve 25/07/2024 N/A”

“23/P/01788 Proposed partial demolition of the existing garage/outbuildings and conversion to habitable accommodation to allow the construction of a part single/part two storey side and rear extension. Approve 19/02/2024 N/A”

Officer report

Housing balance and protected land

Officers found that one additional HMO would not harm local housing balance, subject to SANG and SAMM contributions for protected land.

“Taking into consideration the above, it is considered that the proposed creation of one further HMO's into the area would not adversely affect the balance of housing types within immediate locality and not materially harm the character of the area. The proposed development would therefore comply with Policy H1 of the Local Plan: Strategy and Sites 2015-2034.”

“Thames Basin Heath Special Protection Area (SPA) The application site is located within the 400m – 5km buffer zone of the TBHSPA. Natural England advise that new residential development in this proximity of the protected site has the potential to significantly adversely impact on the integrity of the site through increased dog walking and an increase in general recreational use.”

Officer report

Consultees’ views

Natural England raised no objection under the agreed approach, while environmental health and private sector housing officers had no objections or adverse comments.

“Natural England: In accordance with an agreed position with Natural England, Natural England (NE) will not object to an Appropriate Assessment (AA) undertaken which concludes no adverse effects on the integrity of the TBHSPA due to measures being secured and required to be put in place through a legal agreement and accord with the provisions of the Development Plan and the adopted Guildford Thames Basin Heaths Special Protection Area Avoidance Strategy SPD 2017.”

“Private sector housing: Based on the floor plans provided, there are no adverse comments in relation to the size or layout of the accommodation. Planning policies.”

Officer report

What the committee heard

The Development Management Specialist explained the internal changes, bin store concern and HMO distribution, with officers addressing the issues through conditions and assessment.

Members’ discussion

Members supported relocating the bin store, discussed consistency in assessing HMO concentration and asked about extra fees for retrospective applications.

“In debate, Members expressed support for the proposed bin store condition and noted the importance of maintaining consistency in assessing HMO concentration within the area. A query was raised regarding whether additional fees could be charged for retrospective applications. Officers advised that planning fees are set nationally and that there were no powers to charge additional fees in such cases.”

Minutes

The committee’s vote

The Chair’s motion to delegate permission subject to the officer report’s conditions and reasons was seconded and carried.

“The Chair moved the motion to delegate authority to the Assistant Director of Planning to grant permission for application 25/P/01076 subject to the conditions and reasons as set out in the Officer’s report. The motion was seconded by Councillor Miah and was carried.”

Minutes

The decision

Delegated authority was granted to approve the application subject to a S106 agreement securing SANG and SAMM contributions for SPA mitigation.

“RESOLVED: That delegated authority be granted to the Assistant Director of Planning to grant planning permission for application 25/P/01076 subject to a S106 agreement being entered into to secure the provision of SANG and SAMM Contributions in accordance with the adopted tariff of the SPA Avoidance Strategy to mitigate against the impact on the Thames Basin Heath Special Protection Area.”

Minutes