Eight-bedroom HMO at 54 Queen Eleanors Road, Guildford

What was proposed

The application sought to change a dwelling into an eight-bedroom HMO, convert the garage and utility area, alter the layout and add external changes.

“Location: Queen Eleanors Road, Guildford, GU2 7SN Proposal: Change of use from an existing dwelling house under C3 to an 8 bedroom HMO under Sui Generis. With the conversion of the existing garage and utility area to living accommodation. Change of internal layout to existing dwelling, with removal of existing garage door an opening infilled with new window and brickwork infill below. 1no new double door set to side facing elevation.”

“Change of use from an existing dwelling house under C3 to an 8 bedroom HMO under Sui Generis. With the conversion of the existing garage and utility area to living accommodation.”

Officer report

The site and surroundings

The site is a detached two-storey house with a large garden and parking for two vehicles, surrounded mainly by similar detached homes.

“The application site is located within the ward of Onslow and consists of a detached, two storey dwellinghouse. The site benefits from a large, spacious garden and onsite parking for two vehicles. The surrounding area comprises predominantly detached two storey dwellinghouses of similar designs to the host property.”

“The topography of the site is generally flat, with some minor undulations within the garden and a step down from the existing patio. The rear boundaries are largely screened by trees and scrubs, with some views of neighbouring properties through gaps in the vegetation.”

Officer report

What officers recommended

Officers recommended approval subject to conditions and an agreement securing contributions towards protected-site mitigation.

“The proposed change of use from a C3 dwellinghouse to a sui generis HMO for up to eight occupants would not create an unbalance between family housing and HMOs, nor would it result in an unacceptable impact on the character of the area or on neighbouring amenity. The dwelling would provide acceptable living conditions to the occupants, including a spacious garden area and largely private bathroom facilities.”

“RECOMMENDATION: That delegated authority be granted to the Assistant Director of Planning to grant planning permission subject to conditions 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.”

Officer report

Consultees’ views

The highway authority and the council’s Environmental Health and Licensing service raised no objections, subject to recommended highway conditions.

“Statutory consultees County Highway Authority: do not object subject to the recommended conditions.”

“Internal consultees Head of Environmental Health and Licensing: no objection.”

Officer report

Who spoke

One person addressed the committee to object to the application.

Members’ discussion

Members discussed increasing HMOs, policy limitations, privacy protection, accommodation standards and how approved plans and conditions could be enforced.

“The Committee received a presentation from the Planning Applications Team Leader, who outlined the proposal and drew Members’ attention to the location of existing HMOs in the area and the proposed layout, parking and cycle storage arrangements.”

“In debate, Members discussed the continuing increase in HMOs and the absence of a wider policy framework, but noted that the application before them had to be assessed on its own planning merits. Members referred to the proposed obscure glazing and the height and non- opening nature of the en-suite windows, and the standard of accommodation proposed.”

Minutes

The vote

A motion to approve was seconded and carried.

“The Chair moved the motion to approve application 25/P/01398, with delegated authority granted to the Assistant Director of Planning to grant planning permission subject to conditions 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, and subject to the reasons as set out in the…”

Minutes

The decision

The application was approved with delegated authority, conditions and a legal agreement securing SANG and SAMM contributions.

“RESOLVED: That application 25/P/01398 be approved, with delegated authority granted to the Assistant Director of Planning to grant planning permission subject to conditions 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, and subject to the reasons as set out in the Officer’s report.”

Minutes