19-bedroom HMO at Grand Central Hotel, Weston-super-Mare

What was proposed

The application proposed changing part of the vacant hotel into a 19-bedroom HMO, with internal alterations, new and replacement windows, and York Street access.

“Summary of recommendation It is recommended that the application be REFUSED. The full recommendation is set out at the end of this report. Application site and proposal The planning application can be viewed at the following link: 25/P/0511/FUL The Grand Central Hotel is a substantial vacant building fronting Beach Road and Regent Street, with its rear buildings adjoining York Street.”

“…bedrooms, with shared kitchens, lounges and utility areas. Access to the HMO is from York Street. The HMO is a stand-alone application that is functionally separate from two other planning applications from the same applicant for development at the front part of the Hotel referred to this committee.”

Officer report

Living conditions

Officers identified inadequate daylight, restricted outlook, close overlooking, noise requiring closed windows, and cumulative harm to more than half the occupants.

“Overlooking and Privacy Because bedrooms are the only private space for occupants in the HMO, some may spend long periods in their rooms. In several cases, inward facing windows are close to opposing windows that would directly face them in the other part of the Grand Central Hotel to be converted into apartments.”

“Key: ‘IFL’ - Intermediate Floor Level; ‘FFL’ - First Floor Level; SFL’ - Second Floor Level; *Not subject to daylight assessment The occupants of five bedrooms would be adversely affected by at least three separate indicators of harm, either: inadequate daylight, unacceptably restricted outlook; unacceptable close-range overlooking; or having to keep windows closed during the day and night-time to avoid noise disturbance.”

Officer report

Consultation responses

The town council supported the application, no neighbour comments were received, and the police raised significant crime and community safety concerns.

“Copies of representations received can be viewed on the council’s website. This report contains summaries only. Weston-super-Mare Town Council: Support the application. Neighbours/Public comments: None received. Avon & Somerset Police (Key Points) • The proposed HMO is in a hotspot for anti-social behaviour and violent crime.”

“The access to the HMO from York Street has blind spots along it. This increases opportunities for crime and anti-social behaviour. It doesn’t feel safe, and it could be intimidating for occupants of the HMO during darkness. • The HMO, due to the number of occupants, its design and position, is likely to increase crime and disorder or the fear of it. This is a significant concern for policing and community safety.”

Officer report

Who spoke

A speaker on behalf of the applicant addressed the committee in support, and an officer representative presented the report and an additional supporting comment.

What members debated

Members considered key-worker occupancy, sealed windows, noise, fire escapes, affordable housing, regeneration and future occupants’ living conditions.

“Members debated the application and considered matters including limiting occupancy to key workers, sealed windows, noise levels, fire escapes, the affordable housing shortage, the potential for regeneration of the building and of York Street, and the potential living conditions of future occupants.”

Minutes

The committee’s decision

The committee approved the application contrary to the officers’ recommendation, subject to a legal agreement securing completion of the related apartment development before HMO occupation.

“(a) Entering into a Section 106 legal agreement to secure the Residential Development approved under planning permissions 25/P/1633/FUL and 25/P/1634/FUL to be completed and ready for occupation prior to the first occupation of the HMO Development.”

“That the application be APPROVED contrary to officers’ recommendation, subject to the following conditions and any other additional or amended conditions as may be required in consultation with the Chairperson and Vice Chairperson and local member:”

Minutes