Seven-bedroom HMO at Cottage 19 (ashgrove), Quarriers Village

“Planning permission is sought for the change of use of the building from a residential care home (Class 8) to a house in multiple occupation (HM0) (a sui-generis use). The Planning Statement further clarifies that the proposed use will offer vulnerable adults affordable, shared accommodation without any required care component on site.”

“The property contains 7 ensuite bedrooms with shared communal facilities including kitchen and living areas. No external alterations are proposed. The parking layout plan proposes 7 parking spaces within the curtilage of the property, including two EV bays and one disabled bay. The disabled bay is located at the front of the property encroaching onto the garden ground. Cycle parking is also marked on the plan.”

“In conclusion, the proposed use of the property for residential use, under HMO provision, is in keeping with the area’s residential character and will contribute to housing diversity and affordability.”

“It presents no implications to residential amenity. As minimal alterations are proposed, the historic environment is preserved and accords with the principles of Historic Environment Scotland’s policy and guidance and protects the characteristics and assets of the area, as listed within the Quarriers Homes Conservation Area Appraisal. The proposal is accepted in terms of impact on the transport network, meeting the parking and safe access requirements.”

“Each property requires 1 parking space. The total parking requirement is 7 car parking spaces. The application shows 7 parking spaces, including 1 disabled bay and 2 EV bays. The parking bays shall be a minimum of 2.5m x 5.0m. Applicant shall show this can be met on all spaces. The “nose in” bays shall have an aisle width of 6m. The current layout meets this requirement. The 2 EV bays from School Wynd shall be fully paved and have a maximum gradient of 10%. 7.”

“Head of Public Protection - no objection however recommends condition to be placed on any grant consent relating to waste storage containers.”

“The application was the subject of neighbour notification, whereby 133 representations were received comprising of 130 objections from individuals and community groups: 1 neutral comment and 2 in support of the application. The comments received are summarised below:”

“Addresses the growing need for affordable and diverse housing. • The property is currently vacant and reuse to provide accommodation is both socially necessary and entirely appropriate given the previous use as a care facility and the historical use and ethos of the village. • The proposal involves no external alterations and preserves the character of the conservation area. The use would remain residential.”

“There was submitted a report by the Interim Director – Regeneration for a change of use from residential care home to House in Multiple Occupation (HMO) at Cottage 19 (Ashgrove), Church Road, Quarriers Village (25/0080/IC).”

“Decided: that planning permission be refused as: (a) the proposal would have an unacceptably negative impact on the amenity and character of a conservation area, would not be in keeping with the residential character of the village, and thus is contrary to Policy 20 of the proposed Local Development Plant, and Policy 28 of both the adopted and proposed Local Development Plan, (b) the inclusion of the proposed parking space would negatively affect the visual amenity of the…”