8-bed HMO and roof extension at 50 Shaftesbury Avenue, Southampton

What was proposed

The application sought an eight-bedroom HMO, including a dormer roof extension, internal changes, cycle stores and retained bin storage.

“Proposal 2.1 The proposal is to change the use of the property to an 8-bedroom Sui Generis HMO including a dormer window roof extension which is of equivalent size to that which could be built under permitted development rights. The additional 2 bedrooms would be gained by creating 1 within a single-storey rear extension which has already gained approval via prior approval application ref: 25/00412/PAH and 1 within the proposed dormer roof extension.”

“Internally, the existing kitchen and dining room at ground floor would be knocked through into one open-plan communal space. The general layout of the existing bedrooms at ground and first floors and in the loft conversion will remain unchanged, but en-suite shower rooms are created for each bedroom and the two first floor bathrooms are reconfigured to provide a WC and communal laundry room.”

Officer report

The site and surroundings

The property is a semi-detached six-bedroom dwelling that has operated as an HMO, with parking, a rear garden and other HMOs nearby.

“Externally there is an area of hardstanding to the front and side of the property capable of accommodating at least 2 car parking spaces. A further area of gravel driveway runs along the side of the property leading to a large rear garden. The immediately adjoining property, No.52 Shaftesbury Avenue has an existing single-storey rear extension of a similar length to that recently approved for the application site under ref: 25/00412/PAH.”

“The majority of properties along Shaftesbury Avenue are similar large, semi-detached pairs or detached dwellings, many of which have been substantially extended. There is a rest home directly opposite the site with a large development of sheltered housing flats neighbouring this to the south. There are a number of existing smaller C4 HMOs nearby on Holyrood Avenue and 4 larger Sui Generis HMOs nearby at the top of Shaftesbury Avenue.”

Officer report

Earlier planning history

A single-storey rear extension was approved under prior approval earlier in the year and is shown in the submitted plans.

“There is only one previous planning consent for this property, the recent application for prior approval of a larger home extension approved in March this year under ref: 25/00412/PAH for a single storey rear extension of 4.2m in length, 3m height, which is shown on the currently submitted plans.”

Officer report

Who spoke

The applicant and Councillor Savage addressed the Panel, and a statement from a residents’ association representative was considered.

The vote

The Panel confirmed the Habitats Regulation Assessment and carried the amended recommendation, with six members voting for and one abstaining.

“Upon being put to the vote the Panel confirmed the Habitats Regulation Assessment.”

“The Panel then considered the amended recommendation that the application be delegated to the Director of Transport and Planning to grant planning permission subject to criteria listed in the report (with the amended condition). Upon being put to the vote the recommendation was carried.”

Minutes

The decision

Authority was delegated to grant permission subject to conditions and Solent mitigation payment, with refusal authorised if the contribution was not secured.

“To confirm the Habitats Regulation Assessment set out in Appendix 1 of the report. That authority be delegated to the Director of Transport and Planning to grant planning permission subject n subject to the planning conditions recommended at the end of this report and the payment of a contribution towards the Solent Disturbance Mitigation Project (SDMP). 3.”

Minutes

Key amended condition

The amended condition requires the communal kitchen, dining area and laundry room to be completed before occupation and retained.

“Changes to recommendation/conditions Amend Condition 8 (Retention of Communal Rooms) so that it also secures the provision of the communal kitchen / dining area and laundry room prior to occupation:”

“Condition 8 - Retention of Communal Rooms (Pre-Occupation Condition) Prior to first occupation of the property as the 8 bedroom Sui Generis HMO use hereby approved, the internal works required to create the kitchen / diner at ground floor labelled Communal Area and the Tank / Laundry Room at first floor as shown on the plans hereby approved, shall be completed and the spaces made available for use by residents.”

Minutes