Four-bed HMO at 27 Wicklow Street, Middlesbrough

What was proposed

The application sought retrospective permission to change a two-bedroom dwelling into a four-bedroom HMO.

“Proposal: Retrospective change of use from dwelling (C3) to HMO (C4)”

“The application is for the conversion of a mid-terraced property at 27 Wicklow Street from a two-bedroom residential dwelling into a 4-bed House in Multiple Occupation (HMO). Permission is sought retrospectively.”

Officer report

The site and layout

The mid-terraced property is on a predominantly residential street, with no external alterations and rear bin and cycle storage.

“The application site is located within a predominantly residential street. The dwellings front Wicklow Street with alley way access at the rear.”

“The proposal is for the change of use only and does not contain any external alterations or extensions to the property. All bedrooms contain an en-suite. Bin storage and cycle spaces are to the rear.”

Officer report

What officers recommended

Officers recommended refusal because the bedrooms, communal accommodation and rear amenity space would provide poor living conditions.

“The proposal is considered to be acceptable in principle however officer concerns relate to living conditions for future occupiers. The internal bedrooms spaces would be small in footprint. The communal accommodation including rear amenity space would be of limited size and poor layout, causing a poor standard of living. The proposal is therefore contrary to the Council’s adopted Interim Policy on the Conversion and Sub-Division of buildings for residential use.”

“The proposed HMO accommodation fails to provide an acceptable standard of accommodation and adequate means of amenity for future occupiers. The proposal is therefore contrary to the Council’s Conversion Policy, Policy DC1 and Para 135 of the NPPF. As the accommodation has already been converted / in use, the recommendation is to refuse and enforce.”

Officer report

Who spoke

The agent spoke about similarities with another application, and the Ward Member objected over outdoor space, servicing, parking and family suitability.

Members’ consideration

The application was considered unsuitable for long-term accommodation because of its size, space, usability and amenity, with no material considerations outweighing those concerns.

“It was considered that, on balance the HMO accommodation did not meet the requirements of the Councils Conversion Policy in terms of size, space and usability and amenity, and did not provide a level of accommodation suitable for long term accommodation. It would represent a reduced quality of accommodation for a property which was already very limited in its provisions.”

“The Planning Manager advised that although the recommendation within the report was to refuse and enforce, although the properties had been converted, they had not been occupied and therefore the officer recommendation was to refuse, rather than refuse and enforce.”

Minutes

The committee decision

The committee refused the application for the reasons in the report, following the amended recommendation to refuse rather than refuse and enforce.

“ORDERED that the application be refused for the reasons detailed in the report and based on the amended recommendation made by the Planning Manager.”

Minutes