7-bedroom HMO at 24 Maple Grove, Guildford

What was proposed

The application sought a seven-bedroom HMO, garage conversion, rear extension and new bike store after removing existing rear additions.

“Location: Maple Grove, Guildford, GU1 1LP Proposal: Change of use from an existing dwelling house under C3 to a 7 bedroom HMO under Sui Generis together with new bike store and the conversion of existing garage to living accommodation following the removal of existing conservatory and ground floor rear extension.”

“Change of use from an existing dwelling house under C3 to a 7 bedroom HMO under Sui Generis together with the erection of a ground floor rear extension, conversion of existing garage to living accommodation following the removal of existing rear conservatory and ground floor rear extension and the erection of a bike store.”

Officer report

The site

The site is a semi-detached dwelling in a residential urban area, within the protected heathland buffer zone.

“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 which front onto an amenity area. The application site is comprised of a two-storey semi-detached dwelling linked to the neighbouring terrace by a side extension. The property has also been extended at ground floor level to the rear of the dwelling. The site is also located within the 400m-5km buffer zone of the…”

“Thames Basin Heaths Special Protection Area.”

Officer report

Earlier permissions

Earlier permissions covered a conservatory, a single-storey rear extension and alterations including a garage and utility room.

“91/P//00665 ERECTION OF SINGLE STOREY REAR EXTENSION TO PROVIDE ENLARGED KITCHEN Approve 25/06/1991 N/A”

“89/P//01845 ALTERATIONS & SINGLE STOREY EXTENSIONS TO PROVIDE LOBBY & GARAGE WITH UTILITY & W.C. TO REAR Approve 23/01/1990 N/A”

Officer report

Consultees’ views

The highway authority had no objection subject to conditions, Natural England accepted the protected-site assessment, and environmental health noted that an HMO licence would be needed.

“County Highway Authority: No objection, subject to the imposition of conditions relating to the provision of two on-site car parking spaces surfaced with a permeable material, two EV charging points, cycle storage, a sustainable travel information pack and electrical bicycle charging points.”

“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.”

Officer report

Who spoke

A Development Management Specialist presented the proposal and advised that it would protect local character and neighbouring residential amenity.

Members’ discussion

Members considered HMO concentration, parking, bus access, cycle storage, consistency and the proposal’s effects on character and residential amenity.

“The Committee received a presentation from the Development Management Specialist, who outlined the proposal and advised that the development would respect the character of the area and would not result in an adverse impact on neighbouring residential amenity. It was noted that biodiversity enhancements would be secured by condition, and that the proposed cycle store would be relocated to the front of the property to improve accessibility and encourage sustainable travel.”

“Members discussed the meaning of “character” in planning terms, including the appearance, feel and spatial composition of the street, and considered officer advice that assessment should focus on land use and spatial impacts rather than the identity of occupiers. It was concluded that, in this case, the proposal would not give rise to an unacceptable impact on character or residential amenity.”

Minutes

The decision

The committee approved the application with delegated authority, conditions and a legal agreement securing protected-site mitigation contributions.

“The Chair then moved the motion to approve application 25/P/01307, with delegated authority be granted to the Assistant Director of Planning to grant planning permission subject to condition and 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.”

“RESOLVED: That application 25/P/01307 be approved, with delegated authority granted to the Assistant Director of Planning to grant planning permission subject to condition and 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