Five-person HMO at 8 Little Croft Street, Ipswich

What was proposed

The application sought to change a single dwelling into a five-bedroom, five-person small HMO, with shared facilities and cycle, refuse and EV provisions.

“The proposal is for the change of use from a single dwellinghouse (Use Class C3) to a five bedroom, five-person small HMO (Use Class C4).”

“The operational development that has occurred under 21/00025/FUL has been created with the purpose of creating a HMO. The ground floor hosts 2 bedrooms, a shared bathroom and a shared kitchen, all accessible from a lobby area. The first floor has 2 bedrooms and a living space, and the second floor (dormer) has the final bedroom. There is a secure cycle storage, with a provision for 1 bicycle per bedroom, bin storage, EV charging facilities and security cameras.”

Officer report

The site and earlier works

The property is an end-terrace dwelling on a private road, with completed conversion works including five bedrooms and a roof-space living area.

“The premises comprises a two-storey end of terrace dwelling on Little Croft Street, with a converted living space within the roof space.”

“The works undertaken and approved under 21/00025/FUL, which was for a single-storey rear extension, also show the property with 5 bedrooms (some including en-suites). This confirms the applicant’s original intentions to create an HMO prior to the Article 4 direction being implemented. The conversion works have been fully completed; however the property has not been occupied as an HMO.”

Officer report

The earlier application

A previous six-bedroom HMO application was refused because one bedroom was too small and there was no suitable separate living space.

“The application comprises of 6 bedrooms. The Houses in Multiple Occupation Landlord's Handbook, a guide to legal requirements of landlords of HMOs to ensure that their property meets an acceptable standard and licencing, provides standard room size required in HMOs. The minimum bedroom size for a 1 person HMO room is 6.51 m where a separate living room is provided. The minimum bedroom sizes for a 1 person HMO room is 10.00 m where a separate living room is not provided.”

“The application was therefore refused on the failure of Bedroom 5 to comply with the appropriate space requirements and the lack of suitable amenity space for residents. This revised application seeks to address both of the reasons for refusal by excluding Bedroom 5 and instead converting this space into a shared living room to benefit the occupants as a communal room.”

Officer report

What officers recommended

Officers recommended approval because all bedrooms met the relevant size requirements and the revised proposal provided an additional shared living room.

“The Houses in Multiple Occupation Landlord’s Handbook room size requirements for HMO’s where there is a separate living room:”

“The bedroom 5 (outlined in the previous refusal) within the former application (25/00370/FUL) was below 10 m 2 at 7.65 m 2 (10 m 2 is the requirement where there is no separate living room provided). The application was refused on this matter. Bedroom 5, within the former application (25/00370/FUL), is now proposed to be a separate living room for all occupants which could include a sofa and/or table and chairs.”

Officer report

What people said

Nine representations supported the application for improving the property, transport and security, while three objected over occupancy, rubbish and parking.

“Summary of support comments: • Amelioration of the neighbourhood appearance and quality- tidier street, more maintained post construction of HMO. • Focus on public transport (reduced parking pressure) and provision of bike storage. • Security camera provision supported. • HMOs are “affordable” opportunities for young people/professionals. • Rejuvenation of an abandon property/ removal of eyesore. • Presentable house internally/externally.”

“Summary of objections: • Concern of property being used as a 6 bed HMO. • Concern over littering/ rubbish and parking.”

Officer report

Who spoke

A representative of the applicant supported the proposal, highlighting sound measures, transport links, refurbishment, security and the HMO licence.

Members’ discussion

Members discussed the revised room arrangement, road layout and amenity exemption, and described the accommodation as well designed and good quality.

“Councillor Rae supported the application and noted that this was a model example of an HMO development. Councillor Rae disagreed with the interpretation that a bend in the road constituted two separate sides of a road and noted that it was important for this to be clarified as it could be problematic in future if it was established as a principle.”

“Councillor Connelly commented that the development was well designed and provided good quality accommodation. There was considerable overcrowding in privately owned properties within the Old Stoke area where occupancy was not regulated; however, this development was a welcome addition.”

Minutes

The committee’s decision

The committee granted planning permission subject to approved plans, management, noise, occupancy, cycle-storage and refuse-storage conditions.

“Grant planning permission subject to the following conditions (briefly):”

“Submission of noise assessment and required sound insulation mitigation details. Mitigation to be undertaken prior to first occupation. Compliance condition requiring that the premise shall be occupied by no greater than 5 occupants, 1 per room. Approved secure cycle storage shed to be used solely for the storage of cycles, and for no other use during the lifetime of the approved development. 6.”

Minutes