Three HMO homes at Lyndhurst Lodge, Ashby-de-la-Zouch

What was proposed

The application proposed converting a former care home into three HMOs with 17 bedrooms, a side extension, parking and associated works.

“This application seeks full planning permission for the change of use and conversion of a former residential care home ‘Lyndhurst Lodge’ to form three no. separate dwelling units. The application proposes the creation of two no. Houses in Multiple Occupancy (HMO) (Use Class C4) and one Large HMO (Sui Generis). A total of 17 bedrooms are proposed across the three dwelling units. The application also proposes a single storey side extension and other associated works.”

“Other proposed works The associated works include the provision of a flat roofed extension to the western side elevation to house a 5m2 boiler room, as well as the provision of additional paved areas on site to facilitate the provision of off-street car parking spaces.”

Officer report

The site

The site was Lyndhurst Lodge at 87 Burton Road, within the development limits and the National Forest and River Mease catchment.

“The site is located within the Limits to Development, as defined by both the adopted North West Leicestershire Local Plan (2021) and the made Ashby de la Zouch Neighbourhood Plan (2025). The site is also located within the National Forest boundary, as well as within the catchment of the River Mease Special Area of Conservation.”

Officer report

Earlier planning history

Earlier care-home extension proposals included one permission and one refusal, but the appeal against refusal was dismissed only over the River Mease conservation area.

“Relevant Planning History • 19/00382/FUL - Erection of two storey and single storey extensions to existing C2 care home - Permitted S106 Agreed – 12.07.2019 • 17/01607/FUL - Proposed two storey and single storey extensions to existing C2 Care Home - Refused – 14.06.2018; Appeal dismissed 13.11.2018.”

“The refusal was subject to an appeal (ref: APP/G2435/W/18/3207123) which was dismissed by the Planning Inspectorate on 13 th November 2018, however neither the highway safety reason for refusal, nor the residential amenity refusal, were upheld. The Planning Inspectorate dismissed the appeal solely on grounds of adverse effects on the integrity of the River Mease Special Area of Conservation.”

Officer report

What officers recommended

Officers recommended permission because the proposal was acceptable in principle and its identified effects could be controlled through conditions.

“The proposal is in a residential area with a cluster of HMOs also comprising a residential use. There is no evidence to demonstrate that the proposal would contribute to an imbalance in the local housing mix. There are also no policies which would restrict the loss of the existing residential care home use, and the proposal would not fail to accord with the housing needs set out within the NP. No conflict has been identified with Policies H2 or H3 of the NP.”

“The arboricultural impacts of the application are considered to be acceptable and the application accords with Policies En1(3) of the Local Plan and Policy H2(c) of the NP. The identified conflict with Policy EV 5 of the NP is not considered to warrant a refusal of planning permission.”

Officer report

Consultees’ views

The town council objected over parking and highway concerns, while the highway authority and ecologist accepted the proposal subject to conditions.

“Objections from: Ashby de la Zouch Town Council – Objects to the application on grounds of a lack of off-street car parking provision which would force occupiers and visitors to park on nearby roads which would result in congested and dangerous roads. The Town Council also state that there are already car parking issues on Churchill Close, with delivery drivers, carers and other visitors resorting to parking partly on pavements.”

“No objection, subject to the impositions of conditions from: Leicestershire County Council Highway Authority Leicestershire County Council Ecologist…”

Officer report

Who spoke

An objector urged refusal, and a statement from the ward member raised concerns about parking, congestion and storage.

Members’ discussion

Members supported the application but discussed improvements to parking, bin storage and a possible management plan for the site.

“During discussion, the planning officers addressed several questions of clarity from members. Members expressed support for the application but mentioned that there was room for improvement in terms of parking arrangements and bin storage.”

“The Principal Planning Officer suggested members could have considered including a management plan as part of their decision which outlined precise details of how the site should have been managed. He added that the plan would have covered the shared communal areas including the vegetation, maintenance and general upkeep that was to be expected of the landlord. The Legal Advisor also noted that a contact number could have been included in the event an agent is offsite.”

Minutes

The vote

Councillors moved and seconded approval with an additional management-plan condition, and the motion was carried.

“The application be approved in accordance with the officer’s recommendations with the addition of a condition to secure a management plan for the operation of the dwelling units and site.”

“Motion to approve the application in accordance with the officer’s recommendations with the addition of a condition to secure a management plan for the operation of the dwelling units and site (Motion) Councillor Russell Boam For Councillor Ray Morris For Councillor Dave Bigby For Councillor Rachel Canny For Councillor David Everitt For Councillor John Legrys For Councillor Peter Moult For Councillor Carol Sewell For Councillor Jenny Simmons For Councillor Nigel Smith For…”

Minutes