Agenda item

River

Change of use from former public house (use class A4) to house of multiple occupation providing 2 single rooms and 7 double rooms.

Discussion:

In the absence of the Chairman, the Vice Chairman took the Chair for consideration and determination of this planning application.

The Head of Planning outlined the planning application and advised the Committee that this application had originally been submitted for consideration on 20 January 2016 (Minute 652 refers) but had been deferred pending further information.

He referred to the supplementary agenda advice sheet and advised that the applicant had agreed to reduce the number of potential occupants of the proposed house in multiple occupation (HMO) to 9 individuals and he drew attention to a letter from the applicants appended to the supplementary agenda advice sheet.

The Head of Planning suggested that if the Committee was minded to approve the application, proposed conditions 4 and 5 be amended as follows:

4.         The bedroom window within the first floor north-eastern side elevation, serving bedroom 3 as shown on drawing number 619-200B, shall be fitted with obscure glass and apart from any top-hung light, that has a cill height of not less than 1.7 metres above the internal finished floor level of the room it serves, shall be non-opening. This work shall be carried out and completed before the property is brought into use and shall be retained at all times thereafter.

Reason:  To ensure the development does not prejudice conditions of amenity by reason of unneighbourly overlooking of adjoining property, in accordance with Policy BNE2 of the Medway Local Plan 2003.

5          Notwithstanding the submitted plans, a maximum of 9 people shall reside at the site at any time. A register of all tenants shall be maintained and available for inspection by the Local Authority at any time.

Reason: In order to define the intensity and nature of the use hereby permitted in the interests of the amenities of nearby residents and of residents of the site itself in accordance with Policy BNE2 of the Medway Local Plan 2003.

The Head of Planning advised the Committee that these premises had been vacant for some time and was considered too large for conversion from a public house to a single family dwelling. The application for conversion to a HMO had been assessed  against Policy H7 of the Medway Local Plan 2003 which stated that HMOs would normally be permitted if the area was of mixed use or commercial character, located where increased traffic and activity would not adversely effect the amenity of the occupiers of nearby properties and the property was too large to reasonably expect its occupation by a single household.

With the agreement of the Committee, Councillor Mackness spoke on this application as Ward Councillor and outlined the concerns of local residents that:

·         The applicants had failed to consider the views of local residents and works had already taken place at the application site without the benefit of planning permission;

·         The application was to provide ‘supported accommodation for vulnerable adults’ but no information was available as to who would be providing such support;

·         Residents were concerned as to the future occupiers of the premises in that they may be ex-offenders, drug or alcohol users or persons with mental health issues and it was considered that there were already a number of similar properties in Brompton providing support to vulnerable people;

·         Concerns that the future occupants of the premises may be individuals from outside of Medway;

·         Whilst there was an acceptance that there was a need for the provision of accommodation for vulnerable adults, such accommodation should be spread across the community and not concentrated in one area;

·         The immediate area around the application site is residential and made up predominantly of self contained flats and houses and therefore the application does not accord with Policy H7 or Policy BNE2 of the Medway Local Plan 2003;

·         Any future occupiers of the premises or support staff who use or own  vehicles would exacerbate on street parking in the area; and

·         Whilst it accepted that the premises was too large to be suited to a single family dwelling, residents would prefer to see the premises converted into 2 – 3 self contained flats.

The Committee discussed the application having regard to the concerns expressed by the Ward Councillor on behalf of local residents and, in particular, the suggestion that the property would be better suited to conversion to 2 – 3 self contained flats.

The Head of Planning suggested that if the Committee had a preference for the building to be converted into 2 – 3 self contained flats as opposed to a HMO it could defer a decision to enable officers to undertake discussions with the applicants.

The Committee noted the advice of the Head of Planning and it was suggested that if the application was deferred pending further discussions, officers also supply:

·         information as to the location of other HMOs in Medway and whether any are located in predominantly residential areas;

·         information on how similar HMO’s offering care operate within Medway and how they interact with the community; and

·         information as to the levels or staffing or care workers that will be providing support to the occupiers of the premises along with an assessment as to the likely impact upon on street parking.

Decision:

a)    Consideration of this application be deferred to enable officers to discuss with the applicants the possibility of the property being converted into 2 – 3 self contained flats as opposed to a House in Multiple Occupation;

b)    Should the application be resubmitted in its current format, officers provide the following additional information:

·         information as to the location of other houses in multiple occupation in Medway and whether any are located in a predominantly residential area;

·         information on how similar HMO’s offering care operate within Medway and how they interact with the community; and

·         information as to the levels of staffing or care workers that will be providing support to the occupiers of the premises along with an assessment as to the likely impact upon on street parking.