Eight-person HMO at 89 Stafford Road, Southampton

What was proposed

The application sought to change an existing six-bedroom HMO into an eight-person HMO with refuse and cycle storage.

“Proposed development: Change of use from House in Multiple Occupation (Class C4) to 8-person House in Multiple Occupation (Class Sui-Generis) with associated refuse and cycle storage…”

Officer report

The site and surroundings

The site is a two-storey mid-terrace dwelling on Stafford Road in a mainly residential area near St Mark’s School.

“The application site is located on the north east side of Stafford Road. It contains a two storey, mid terrace, brick built, dwelling with accommodation in the roof space. The lawful use of the building is as a 6 bedroom House in Multiple Occupation (C4 HMO). This has been an historic use for at least 10 years with some evidence of HMO use dating back to 2010.”

“The character of the area is predominately residential although St Mark’s School is located at the end of Stafford Road to the north of the site.”

Officer report

What officers recommended

Officers recommended delegated approval because the established HMO use meant the 10% test did not apply and the two additional occupants were acceptable.

“Saved policy CS16 of the Core Strategy provides a framework for requiring balanced communities within new developments. The property is an established C4 HMO and so the 40m/10% tests do not apply. The proposal for a sui-generis HMO does not require physical alterations to the building.”

“For the reasons above, the proposal to convert the dwelling to a Sui- Generis HMO is considered to be acceptable in principle subject to consideration of detailed matters as set out below.”

Officer report

Main effects considered

The proposal kept the exterior unchanged, limited occupation to eight people and provided parking and cycle storage in a sustainable location.

“The proposal includes 1 off road parking space on the site frontage. In accordance with the HMO SPD, maximum parking for an 8-bed HMO is 4, one more than a 6 bed HMO. Although it is a maximum parking standard, it is also effectively the Council’s view of what is the appropriate maximum level of parking is for an HMO of this size.”

“The proposal increases the availability of secure cycle storage on the site promoting alternative forms of transport to the motor car. The cycle storage can be secured via a planning condition.”

Officer report

What people said

Residents raised concerns about intensified activity, communal facilities and noise, while councillors objected to the concentration of HMOs.

“Consultation Responses and Notification Representations 5.1 Following the receipt of the planning application a publicity exercise in line with department procedures was undertaken which included notifying adjoining and nearby landowners, erecting a site notice on the 4 th July 2025. At the time of writing the report 2 representations have been received from surrounding residents. The following is a summary of the points raised:”

“The additional intensification will further exacerbate existing pressure on the communal facilities for the occupiers in addition to generating further activity and disruption associated with the occupancy of the property for neighbouring occupiers.”

Officer report

Who spoke

The agent and Councillor Shields addressed the Panel with the Chair’s permission.

The vote

The Panel confirmed the Habitats Regulation Assessment, with four councillors voting for the remaining recommendations and one abstaining.

“Upon being put to the vote the Panel confirmed the Habitats Regulation Assessment as set out as Appendix 1 of the report.”

“The Panel then considered the remaining recommendations to delegate authority to the to the Director of Transport and Planning to grant planning permission subject to the planning conditions (as amended).”

Minutes

The decision

The Panel delegated permission subject to conditions and a mitigation contribution, with refusal authorised if the contribution was not secured.

“(i) That the Panel confirmed the Habitats Regulation Assessment in Appendix 1 of this report. (ii) Delegated authority to the Director of Transport and Planning to grant planning permission 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).”

Minutes