Four self-contained flats at 3 Shirley Road, Southsea

The site and surroundings

The site is a two-storey semi-detached dwelling in a mainly residential area near public open spaces, shops, services and transport links.

“The application site is a two-storey, semi-detached dwelling located on the western side of Shirley Road. The property features a two-storey front bay window and is set back from the roadway by a short front garden, bounded by a low brick boundary wall. The property benefits from a short rear garden, directly accessed from the southern side of the building and shared with No.2 Shirley Road.”

“The surrounding area is primarily residential and has a consistent appearance characterised by similar two-storey brick dwellings. To the east of the site is Waverley Gardens, a relatively small area of public open space. To the south is Wimbledon Park, a slightly larger area of open space, which features a play area and sports courts.”

Officer report

What officers recommended

Officers recommended conditional permission, subject to securing mitigation for recreational disturbance and nitrates affecting Solent Special Protection Areas.

“RECOMMENDATION I - That delegated authority be granted to the Assistant Director of Planning & Economic Growth to Grant Conditional Permission subject to satisfactory agreement of an internal local authority approval mechanism (an equivalent legal agreement to secure:”

“(a) The mitigation of the impact of the proposed residential development on Solent Special Protection Areas (recreational disturbance and nitrates) by securing the payment of a financial contribution.”

Officer report

Officers’ main assessment

Officers considered the conversion acceptable despite a 2.5-space parking shortfall because of the housing benefit, sustainable location and acceptable living conditions.

“Following amendments to the application, all proposed units now meet the minimum size standards. While only one of the units includes a private external amenity space, such provision is not considered feasible within the constraints of the site. The property is located opposite a public park and within close proximity to the seafront and other open spaces, offering suitable opportunities for outdoor recreation.”

“The existing use of this property is as an 8 bedroomed house has a parking requirement of 2 spaces. No provision for parking is provided on the existing site. The parking requirement for the proposed development under the Council's adopted Highways SPD is 4.5 vehicle parking spaces and 5 secure cycle parking spaces. There is therefore a shortfall of 2.5 spaces against the guidance in the SPD.”

Officer report

Objections received

Eleven representations from nine addresses raised concerns including parking, safety, noise, overlooking, neighbourhood character, infrastructure and over-development.

“Impact on parking - highway safety; • Increased strain on local infrastructure; • Increased risk of antisocial behaviour in the area; • Impact on character and demographic of neighbourhood; • The flats are under the Portsmouth City Council's Housing Standards Supplementary Planning Document (April 2020); • Flats are only 1-bedroom which is not needed in the city; • Only one other property in Shirley Road has been converted into flats, rest remain family homes; • Impact of…”

Officer report

Who spoke

The committee heard from an objecting deputation and the applicant.

Members’ concerns

Members focused on the 2.5-space parking shortfall, likely competition for spaces and harm to residential amenity; officers also identified missing habitat mitigation as a refusal reason.

“Member Comments Members noted the shortfall of parking of 2.5 spaces against the Council's own parking standards, resulting in too many cars and not enough space to park them. This would result in increased competition on the road for parking spaces which would have an adverse impact on residential amenity due to residents driving around looking for somewhere to park.”

“Planning officers advised that the parking standards were guidance adopted by PCC and if there was a shortfall, it would be necessary to demonstrate why that harm was sufficiently overriding of the benefits of additional housing for the city and what the harm could be from a scheme that fell below that standard.”

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 the officer recommendation for the following reasons:”

Minutes

Reasons for refusal

Permission was refused because car parking fell below adopted standards and there was no mitigation for effects on Solent Special Protection Areas.

“Lack of car parking below adopted standards.”

“No mitigation for the effects on the Solent Special Protection Areas (recreational disturbance and nitrates).”

Minutes