Nine-bedroom HMO and two shops at 174 - 176 Cleethorpe Road, Grimsby

Earlier permissions

Earlier permissions covered a tandoori restaurant with staff quarters, showroom alterations and three flats on the first floor.

“Approved 25.09.1989 P42991 - Change of use and alterations to first floor from stores and offices to showrooms. Approved 29.05.1991 P43307 - Internal and external alterations to shop. Approved 23.12.1991 DC/97/00/MAR - Change of use and alterations to form 3 No flats on 1st floor.”

Officer report

Officers’ assessment

Officers considered the urban location suitable and found no unacceptable effects on design, residents, highways, flooding, crime or ecology.

“APPRAISAL The planning considerations are: 1) Principle of Development 2) Design and Heritage 3) Impact on Future Occupier Amenity 4) Local Amenity 5) Highways and parking 6) Flood Risk and drainage 7) Designing out Crime 8) Ecology and Biodiversity Net Gain 1) Principle of Development The property is located within the development area of Grimsby (Policy 5 of the NELLP 2018) and relates to a change of use of the first floor into an 9 bed House in Multiple Occupation (HMO)…”

Officer report

Consultation responses

Highways, drainage, the Environment Agency, ecology, heritage, housing and evacuation officers raised no objection or found the proposal acceptable, subject to matters being addressed.

“PO33 - Flood risk North East Lincolnshire Local Plan 2013-2032 (adopted 2018) PO3 - Settlement hierarchy PO15 - Housing mix PO34 - Water management PO36 - Promoting sustainable transport PO38 - Parking S13 - Shop Fronts S14 - Security Grilles and Shutters PO5 - Development boundaries PO4 - Distribution of housing growth PO22 - Good design in new developments PO34 - Water management PO41 - Biodiversity and Geodiversity PO2 - The housing requirement Section 38(6) of the…”

“Comments about the need for sufficient cycle store and waste collections from private contractors. Heritage - No input required. Ecology Officer- Confirms that the proposal is exempt from the requirements of Biodiversity Net Gain and provides the standard ecology informative. Drainage Officer- No adverse comments. Environmental Health - Advise to condition hours of work and suitable sound proofing to the satisfaction of building regulations.”

Officer report

Concerns raised

Ward councillors and the Civic Society objected over anti-social behaviour, noise, street appearance, bin storage, parking, road safety and the number of HMO occupants.

“FEPO officer - Content with the amended evacuation plan Housing Officer - HMO can meet size requirements. Ward Councillors Aisthorpe and Beasant have called the proposal to committee due to concerns that this application will cause increased problems with anti social behaviour and noise nuisance.”

Officer report

Who spoke

The agent supported the application, while a ward councillor opposed it because of bins, fly-tipping, parking and the size of the HMO.

Members’ debate

Members debated parking, safety, fly-tipping, community effects and the need for accommodation, while others welcomed the reuse of empty space above shops.

“Councillor Emmerson said that he echoed the points raised by Councillor Beasant. He said that it was proposed that there be two retail units, but he was unsure what retail units they were going to be. Councillor Emmerson said that the building was right next to a derelict building which was prone to arson, and he had huge safety concerns. He said that there were also incidents of fly tipping and graffiti on Strand Street.”

“Councillor Hudson said that the Planning Committee often talked about empty spaces above shops, and what was proposed would utilise empty space above a shop. He said that the agent had explained that the reason for the two smaller retail units was that they were easier to let. Councillor Hudson said that there was a need for the housing, and the high-rise flats were knocked down due to expensive cladding, and the vast majority were empty.”

Minutes

The vote

The refusal proposal had no seconder, and approval was proposed and seconded.

“There was no seconder to Councillor Emmerson’s proposal to refuse the application.”

“Councillor Kaczmarek seconded the proposal to approve the application.”

Minutes

The decision

The committee approved the application with conditions by nine votes to one.

“RESOLVED - That the application be approved with conditions.”

“(Note - the committee voted 9 for 1 against for the application to be approved with conditions.)”

Minutes

Conditions applied

Conditions covered the start date, approved plans, flood evacuation arrangements, cycle storage and a refuse management plan.

“Reason To comply with S.91 of the Town and Country Planning Act 1990. (2) Condition The development shall be carried out in accordance with the following plans: Site location plan RD5889 - 05 A Proposed floor plans as amended -RD5889-03 C Proposed Elevations - RD5889 - 04 C Flood Evacuation Plan RD5889LA13-05-25 Reason For the avoidance of doubt in the interests of proper planning and in accordance with policy 5 of the North East Lincolnshire Local Plan 2013-2032 (adopted…”

“Reason In order to provide sufficient cycle storage for both the uses to accord with policies 5 and 38 of the North East Lincolnshire Local Plan 2013-2032 (adopted 2018). (5) Condition Prior to any occupation or use of the development, a final site specific refuse disposal management plan, including details of: collection methods, operator and cleaning/ maintenance of refuse storage area, and its plan form, scale and finish shall be submitted to and approved in writing by…”

Officer report