Staff accommodation HMO at 118-120 Highgate, Kendal

What was proposed

The application proposed changing an existing hostel into a large HMO for the applicant’s employees, creating 18 accommodation units without external alterations.

“SUMMARY 1.1 Planning Permission is sought for the change of use of existing hostel (Use Class Sui Generis) to a large house in multiple occupation (HMO) (Use Class Sui Generis) primarily to provide staff accommodation for the applicant’s employees. The Town Council raised an objection and therefore the application is reported to Planning Committee for a decision. RECOMMENDATION 2.1 The application is recommended for approval with conditions.”

“Overall, the works would result in 18 accommodation units. There are no external alterations proposed to facilitate the change of use. The application is supported by the following: - Application form; - Site Location Plan; - Existing and Proposed Floor Plans and Elevations; - Planning Statement including Heritage, Design and Access Statement; - Planning Note with reference to the proposed staff HMO use.”

Officer report

Consultation responses

The Town Council objected, while the Conservation Officer found the works acceptable in principle subject to heritage safeguards and no housing response was received.

“CONSULTATION SUMMARY 6.1 Kendal Town Council 6.2 Material objection. The Committee did not feel that the resulting property was an actual HMO, but was more of a hybrid hostel. Whilst accepting that HMO definitions are for the Planning and Licensing authority to dictate, the Committee felt that this application did not clarify the status of this important local landmark, and were concerned that the resulting damage to the building’s integrity would compromise its…”

“- The proposed works change the original plan form of the building, which should be described fully in the Heritage Statement. This should be balanced with the positive public benefit of ensuring a sustainable active use for the building and helping secure its longevity. - The proposed works appear to be reversible with minimal harm to the significance of the building.”

Officer report

Who spoke

The agent attended to answer questions but did not intend to speak.

Members’ discussion

Members had no questions and thanked officers for the site visit, which had answered their queries.

“Members’ attention was drawn to photographs of the site, site plan and an internal layout plan. It was noted that no historical features would be lost and that the proposal was considered as acceptable by Planning Officers. A shuttle bus for employees would be used to provide transport for staff that worked antisocial hours.”

“Members thanked officers for the extensive site visit which had provided full answers to all of the queries they had.”

Minutes

The vote

A motion to approve the application was moved and seconded before the committee voted.

“A motion to approve the application was moved and seconded…”

Minutes

The decision

Planning permission was granted for the application.

“RESOLVED, that planning permission be granted, subject to the following conditions.”

Minutes

Conditions attached

The permission required a three-year commencement, approved plans, a Level 1 building survey and an approved partition-work methodology.

“Condition (3) Prior to the commencement of the change of use, the existing building shall be recorded in accordance with a Level 1 survey as described in the English Heritage document "Understanding Historic Buildings: A Guide to Good Recording Practice, 2006" and moreover within two months of that recording work being done a copy of the resultant Level 1 Survey Report shall be submitted to the Local Planning Authority.”

“Condition (4) Prior to the commencement of the wall partition works hereby approved, a full methodology and schedule of the works shall be submitted to and approved in writing by the Local Planning Authority. The development shall then proceed in accordance with the approved details.”

Minutes