Flexible C3/C4 use at 18 Longbridge House, Southsea

What was proposed

The application sought flexible use between a four-person HMO and a dwellinghouse, without external works or internal layout changes.

“The proposal is for the change of use of the property from a dwellinghouse (Class C4) to a dwellinghouse (Class C3) or House of Multiple Occupation (HMO) (Class C4). If granted, this would allow the applicant to use the property flexibly as either a C4 HMO or a C3 dwellinghouse for a period of up to 10 years under the rights granted under Class V, Part 3 of the Town and Country Planning (General Permitted Development) (England) Order 2015.”

“The Applicant has stated that no external works would be required to facilitate the change of use. No internal changes are proposed from the existing layout.”

Officer report

The site

The site is a residential flat in Longbridge House, with local shops, services, transport links and a residents parking zone nearby.

“The application site is 18 Longbridge House, a residential flat within 'Longbridge House' in the St Thomas Ward. The application site is deemed to be currently in lawful C4 use - Council records, including planning records, licensing data and council tax data shows the property as being in a C4 use for at last the last ten years.”

“The site is approximately 500m from the western end of Elm Grove Local Centre, where there are a range of shops, leisure, employment and services, and local buses. The application site is 500m from Portsmouth & Southsea railway station, and located in close proximity to the city centre. Residents Parking Zone 'LA' is located directly outside the property.”

Officer report

Earlier planning permission

A previous application for change of use from C3 to C3/C4 was granted in 2015.

“App No 15/01038/FUL - Change of use from C3 to C3/C4 Decision - Granted Date - 30.6.2015”

Officer report

Consultees’ views

Highways raised no objection, while the property was recorded as licensed for four people until February 2029.

“No objection. The size of development would not lead to a material impact to the function of the highway network or the safety of it. No additional impact expected in terms of parking pressure.”

“The property was licensed for 5 persons from 18/9/2015 until 27/8/2018. The property is currently licensed for 4 persons from 19/2/2024 until 18/2/2029.”

Officer report

Objections from residents

Nine representations opposed the scheme, citing HMO growth, loss of family homes, parking, infrastructure, amenity, living conditions and enforcement concerns.

“Excessive HMO growth, rapid increase, many unregistered • Loss of family homes, reduced availability, community character harmed • Parking crisis, under-provision, congestion, safety risks • Infrastructure strain, utilities, sewage, waste, local services overloaded • Environmental/amenity impacts, poor maintenance, overflowing bins, noise, health hazards • Planning policy issues, flawed 10% cap calculation, loopholes, weak enforcement • Negative impact of HMO developers,…”

Officer report

Who spoke

The Development Management Lead Officer introduced the application, and the agent made a deputation.

Members’ discussion

Members clarified the upper-floor storage arrangements and noted that refusal would remove the ability to switch flexibly between C3 and C4 use.

“Members' Questions In response to questions, the following information was clarified: • On the upper floor, there is a store room and a laundry room. • Next to bedroom two's door, there is an alcove which presumably could be fitted shelves or a simple storage space.”

“Members' Comments It seems very sensible, if the committee does not approve this application, there would be no opportunity for the premises to convert between C3 and C4 flexibly any more.”

Minutes

The committee’s decision

The committee recorded eight and resolved to grant conditional permission as recommended by officers.

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

Minutes

Permission conditions

Permission required approved plans, four bicycle spaces before HMO occupation, and no more than four HMO occupants.

“Approved Plans Unless otherwise agreed in writing by the Local Planning Authority, the permission hereby granted shall be carried out in accordance with the following approved drawings:”

“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.”

Officer report