8-person HMO at 246 Havant Road, Portsmouth

What was proposed

The application sought an eight-bedroom, eight-person HMO, a smaller commercial unit, a mansard roof, a rear terrace and storage facilities.

“The proposal is for the change of use of part of the ground floor, and the entire upper floor, from commercial (Class E) to an 8-bed/8-person house in multiple occupation (Sui generis) to include retention of a smaller ground floor commercial unit (Class E) (the existing being 98sqm at Ground Floor and 92sqm at first floor, the proposal being 22sqm ground floor only). To enable the change of use, the following operational development is proposed:”

“Installation of new shopfront including residential and commercial access doors, • Construction of Mansard roof extension, • Construction of a bedroom rear terrace at ground floor level, and • Installation of associated bicycle and refuse storage, with the latter on a raised platform, and two external stairs.”

Officer report

Officers’ recommendation

Officers considered the housing, commercial retention, accommodation, design, waste storage and protected-area mitigation acceptable, subject to conditions and an agreement.

“The principle of development is accepted as the proposal would contribute an additional residential accommodation and retain commercial use in a local centre which would support the objectives of the development plan. In addition, the standard of accommodation is good in respect to room sizes, the appearance of the proposed physical alterations, and waste storage provision, would be considered acceptable in design terms.”

“RECOMMENDATION I - That delegated authority be granted to the Assistant Director of Planning & Economic Growth to Grant Conditional Permission subject to satisfactory completion of a legal agreement to secure:”

Officer report

Consultation and objections

The highways and housing teams did not object, environmental health requested noise conditions, and fourteen representations opposed the proposal.

“No objection. The site is located along Havant Road with a range of amenities and public transport available. Given the size of the development and its current lawful use, the Highways Officer is satisfied the proposal would not have a material impact upon the function of local highway network. Given the constraints of the site, only one vehicle space can be provided within the curtilage of the property.”

“The property is located in an area with a high daily volume of traffic, and no information has been provided as to whether future tenants will be protected against traffic noise and any noise emanating from the retained commercial unit. Two conditions for noise insulation have therefore been requested.”

Officer report

Who spoke

The agent spoke in support and Councillor Spencer Gardner spoke as an objector.

Members’ debate

Members discussed the design, access to Bedroom 1, parking, water use, high-street housing and the possible effects of refusal on appeal.

“The windows on bedroom 4 are relatively narrow and quite tall but given their size and orientation provide a reasonable amount of light. • There is outside access to the bin store. • The occupier of bedroom 1 would access their room via the kitchen-living room. There is an outside stairway to the bedroom which is assumed to be a fire escape.”

“Members' Comments Some members noted that: • It is a good design, and the depth of the commercial premises and configuration should work well. It was an adequate use of space. Walking through the kitchen to access a bedroom, whilst not ideal is not uncommon. • Presumably the premises would have a water meter which could be checked if necessary. • It is important to move people into high streets. • The council is aiming for a lower car-use city.”

Minutes

The committee’s decision

The committee refused the application because of ground-floor residential use, parking-related amenity harm, Bedroom 1 access and likely significant effects on the Special Protection Area.

“RESOLVED that the application be refused.”

“REASONS • Non-compliance with Policy PCS18 which restricts residential use on the ground floor within designated local centres. • Loss of amenity due to non-compliance with parking standards causing people to have to drive around hunting for parking spaces. • Inadequate standard of accommodation due to occupier of Bedroom 1 having to walk through the communal room to access the bedroom. • Likely significant effect on the Special Protection Area.”

Minutes