Eight-bed house in multiple occupation at 120 East Row, Eston, Middlesbrough

Earlier application

An earlier application for an eight-person HMO was withdrawn in 2023, after which the property became a six-bedroom HMO without planning permission.

“R/2023/0326/FF - Change of use from residential dwelling (Class C3) to 8 person HMO (Use class Sui Generis) – withdrawn – 05/06/2023. Property instead converted into a six bedroom HMO without the need for planning permission.”

Officer report

Consultation responses

Two written representations opposed HMOs and questioned future occupants, while consultees raised no objections subject to environmental mitigation and advice.

“NO OBJECTION - SUBJECT TO APPROPRIATE MITIGATION BEING SECURED We consider that without appropriate mitigation the application would: • have an adverse effect on the integrity of Teesmouth and Cleveland Coast Special Protection Area (SPA) and Ramsar site, https://designatedsites.naturalengland.org.uk/ • damage or destroy the interest features for which the Teesmouth & Cleveland Coast Site of Special Scientific Interest has been notified.”

“A lack of objection does not mean that there are no significant environmental impacts. Natural England advises that all environmental impacts and opportunities are fully considered and relevant local bodies are consulted. Natural England’s further advice on designated sites/landscapes and advice on other natural environment issues is set out below.”

Officer report

Who spoke

A ward councillor’s statement raised concerns about the planning history, parking and a missing fire hydrant sign, while the agent supported the proposal.

Members’ discussion

Members discussed whether the planning system had been bypassed, HMO licensing, bedroom sizes, parking, the property’s condition and a possible dropped kerb.

“Members debated the application and made the following comments:-”

“Looking at the planning history and planning considerations it would appear that the owner had tried to bypass the planning system; • A HMO of 6 occupants does not need to be registered however there were benefits of a licenced HMO; • The concentration level of HMO’s had been mentioned but how many of them were licenced? • How did the property go from residential to a 6 bed HMO; • No dimensions of bedrooms had been given.”

Minutes

The committee’s decision

Planning permission was granted subject to three conditions covering the time limit, approved plans and a final nutrient neutrality certificate.

“RESOLVED that Planning Permission be granted subject to the following conditions:-”

“Prior to the occupation of any of the two bedrooms hereby approved a final signed nutrient neutrality certificate supplied by Natural England shall be obtained and submitted to the Local Planning Authority in writing.”

Minutes