Six-person HMO at 80 Gladys Avenue, Portsmouth

What was proposed

The application sought to change a three-storey dwellinghouse into a Class C4 HMO for up to six residents, without external works.

“The proposal is for the change of use of the property from a dwellinghouse (Class C3) to or House of Multiple Occupation (HMO) (Class C4). The property already appears to be in C4 use.”

“No external works would be required to facilitate the change of use. The property would not be re-modelled internally as the existing layout allows for the change of use to be implemented.”

Officer report

Planning history

A reported C4 HMO enforcement case was pending consideration subject to the outcome of this application.

“24/00289/HMO Enforcement case: Reported C4 HMO Received on 2.12.2024 and pending consideration subject to the outcome of this application.”

Officer report

What officers recommended

Officers recommended conditional permission because the proposal complied with relevant policies and was considered acceptable overall.

“Having regard to all material planning considerations and representations it is concluded that the proposed change of use is acceptable and would be in accordance with the relevant policies of the Portsmouth Plan (2012), the HMO SPD, and the objectives of the National Planning Policy Framework (NPPF) (2024).”

“- Public - 1. Time Limit The development hereby permitted shall be begun before the expiration of 3 years from the date of this planning permission.”

Officer report

Consultation responses

Highways and Private Sector Housing raised no objection, although secure cycle storage was required and bedroom six could not be used by paying tenants.

“No objection. It is not considered that size of development would lead to a material impact to the function of the highway or result in any unacceptable safety impact. There may be increase insistences of vehicles hunting for space in the vicinity, this is however an issue of residential amenity.”

“No objection. No concern with bedrooms 1-5 being used by tenants of an HMO. Bedroom 6, on the second floor, has adequate floor space and head clearance to be used as a bedroom, however, following a site visit by this department, it was established there is restricted head clearance at the stairwell to this floor. For this reason, this department would not permit the usage of bedroom 6 by paying tenants.”

Officer report

Objections received

Five objections raised concerns about HMO concentration, overdevelopment, anti-social behaviour, parking and pressure on local infrastructure.

“- Public - of overdevelopment, impact on parking, oversaturation of HMOs within the area, anti- social behaviour, and strain on local infrastructure.”

“Oversaturation of HMOs within the area; overdevelopment; • Anti-social behaviour affecting the community; • Impact on parking; • Strain on local infrastructure; • 50m radius is an inappropriate tool; the number of HMOs within the area exceeds 10%.”

Officer report

Who spoke

Councillor Richard Adair opposed the application through a deputation read on his behalf.

Members’ debate

Members focused on the half-space parking shortfall and evidence that double yellow lines and bus stops restricted parking along Gladys Avenue.

“The proposal would have a shortfall of half a parking space; however, number 85 opposite was approved by the committee earlier in the year with a similar half a parking space shortfall, there was a point of consistency to consider. The appeal decision at 251 Twyford Avenue was also re-visited with respect to parking matters.”

“Members' Comments Members noted the half a space shortfall in parking and noted the evidence that had been supplied by Councillor Simpson demonstrating the number of double yellow lines and bus stops etc along Gladys Avenue that severely restricted parking availability.”

Minutes

The committee’s decision

The committee resolved to refuse planning permission, contrary to the officer recommendation.

“DECISION RESOLVED to refuse to grant planning permission contrary to officer's recommendation due to the lack of car parking leading to highway safety impacts and loss of amenity for residents.”

Minutes