Three-bedroom HMO at 11 Edmund Street, Porth

What was proposed

The application sought to change an existing three-bedroom dwelling into a three-bedroom, three-person house in multiple occupation.

“Full planning permission is sought for the change of use of an existing residential dwelling (Use Class C3) to a 3-bedroom house in multiple occupation (Use Class C4) at 11 Edmund Street, Porth, CF39 9NF.”

Officer report

The site and surroundings

The property is a traditional mid-terrace dwelling in a mainly residential area, with a shared rear yard and no off-street parking.

“Primary access would be gained off Edmund Street to the front. The shared yard to the rear of the property would be retained for use as an amenity space.”

“The application property relates to a traditional mid-terrace dwelling located within a residential area of Porth. The property is directly fronted by the highway at Edmund Street and is attached to residential properties on either side (Nos .10 & 12 Edmund Street, respectively).”

Officer report

Earlier application

A previous four-bedroom HMO application was refused because of poor daylight and ventilation and an undersized shared living room.

“The application represents a re-submission of an application previously refused under delegated powers, ref. 25/0383/FUL, which proposed a 4no. bedroom HMO. That application was refused due to the creation of poor quality living accommodation due to the lack of natural daylight and ventilation in the bathroom and one of the bedrooms. Additionally, the proposed shared living room was considered substandard in floorspace for four persons.”

Officer report

What officers recommended

Officers recommended approval because the proposed use would be compatible with surrounding land uses and would not harm the area, neighbours or highway safety.

“The proposal is in keeping with Policies AW5 and AW6 of the Rhondda Cynon Taf Local Development Plan and National Policy in that, the proposed residential use would be compatible with the surrounding land uses and would not result in an adverse impact upon either the character of the site, the amenity of neighbouring occupiers, or highway safety.”

Officer report

What consultees said

Transportation, drainage, Welsh Water, ecology, Natural Resources Wales and waste services raised no objection; public health recommended conditions.

“No objection raised or conditions suggested.”

“No objection although conditions recommended in relation to construction hours, noise, dust and waste. It is noted that the proposed HMO would need to be licensed in accordance with the Council's separate Additional Licensing Scheme.”

Officer report

What residents said

Three objections concerned limited parking, antisocial behaviour, crime, community cohesion, and neighbours’ safety and wellbeing.

“The application has been advertised by direct notification to neighbouring properties as well as notices displayed at the site.”

“Limited parking in the area, an HMO will exacerbate existing parking problems. • Concerns associated with previous occupants and existing HMOs in the area such as anti-social behaviour, substance misuse, theft, property crime, and other criminal activity. • Disruption to established community cohesion. • Negative impact upon safety and wellbeing of neighbours.”

Officer report

Who spoke

A senior planning officer presented the application, and a local councillor’s late letter raised concerns.

The committee decision

The committee approved the application in accordance with the officer recommendation.

“The Head of Major Development and Investment presented the application to Committee and following consideration it was RESOLVED to approve the application in accordance with the recommendation of the Director, Prosperity and Development.”

Minutes

The approval conditions

The permission limits occupation to three unrelated individuals and requires the development to follow the approved drawings and documents.

“The development hereby approved shall be completed in accordance with the approved drawings and documents:”

“Reason: To ensure compliance with the approved plans and documents and to clearly define the scope of the permission.”

Officer report