Flexible C3/C4 use at 70 Widley Road, Portsmouth

The site

The site is an end-terrace two-storey residential dwelling with three bedrooms, near shops, services, buses and a park.

“The application site is 70 Widley Road, an end of terrace two storey residential dwelling, of late 19 th /early 20 th century construction. The existing lawful use is C3, and currently has 3 bedrooms with a lounge, kitchen and WC on the ground floor.”

“The site is approximately 700 m from North End Local Centre, where there are a range of shops, leisure, employment and services. Frequent bus services are available along Twyford Ave (the A3) within 5min walk of the site. The site is near Stamshaw Park, where a variety of leisure activities are available.”

Officer report

Officers’ recommendation

Officers concluded that the change of use was acceptable and recommended conditional permission.

“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).”

Officer report

Main planning issues

The main issues included the principle of development, accommodation standards, neighbours’ living conditions, parking, waste and effects on protected areas.

“The main issues for consideration in the determination of the application are considered to be as follows:”

“The principle of development; • The standard of accommodation; • Impact on neighbouring living conditions; • Highways and Parking; • Waste; • Impact upon the Solent Protection Areas; • Any other matters raised; and • Human Rights.”

Officer report

Consultation responses

Highways raised no objection, and private sector housing found suitable living space while noting that an HMO licence might be required.

“I have reviewed the documents submitted in support of the application and would make the following comments Widley Road is a residential road with bus stops and local amenities in close proximity along Twyford Avenue. The proposed application seeks to convert an existing 3 bed residential unit (c3) to a 4-bedroom HMO (C4). 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.”

“No objection. There is suitable living space for the proposed number of occupants. The property would likely require a licence under Part 2, Housing Act 2004.”

Officer report

Objections received

Eight objections raised concerns about outdated data, housing need, parking, community impact, infrastructure, waste, construction and environmental effects.

“The following objections were made to the scheme;”

“Policy and data issues – HMO count data outdated (15+ months) • Housing need – Over 700 empty HMO rooms, 500 families in temporary accommodation • Parking and traffic – Already overcrowded streets, risk of multiple vehicles per occupant, builders vehicles worsen situation • Community impact – Area is family-oriented, HMOs linked to antisocial behaviour and transient tenancies, loss of community cohesion • Infrastructure strain – Increased pressure on utilities (water,…”

Officer report

Who spoke

The agent addressed the committee, and the planning officer introduced the application and answered a question about the upstairs communal area.

Members’ debate

Members noted that the plans were good and no other HMOs were within 50 metres, but the proposal did not meet parking standards.

“Members' Questions In response to a question, the planning officer stated that he did not know why the combined kitchen and communal area was located upstairs. He did however, note that it benefited from a significant amount of natural light.”

“Members' Comments It was noted that although the plans were of a good standard and there were no other HMOs within a 50m radius, it did not reach the authority's parking standards.”

Minutes

The vote

The committee resolved to grant conditional permission in line with the officer recommendation.

“RESOLVED to grant conditional permission as per officer recommendation.”

Minutes

Permission conditions

The permission required timely implementation, approved plans, secure storage for four bicycles and completion of the permitted development works before HMO occupation.

“Cycle storage Prior to first occupation of the property as a House in Multiple Occupation within Use Class C4, secure and weatherproof bicycle storage facilities for four bicycles shall be provided at the site and shall thereafter be retained for the parking of bicycles at all times.”

“Completion of Permitted Development and/or /Prior Approval extensions The Permitted Development Works shown on Drawing Numbers floor plan PG.9153244 and elevations shall be completed prior to first occupation of the premises as an HMO.”

Officer report