Agenda item

Strood Rural Ward

Change of use from dwelling house (Class C3) to a 11 bedroom house of multiple occupation (Sui Generis) (Class C4).

The Chief Planning Officer left the meeting.

Discussion:

The Principal Planner brought Members’ attention to the supplementary agenda advice sheet which amended the proposal and amended condition 2.

The Principal Planner outlined the application in detail for a change of use from dwelling house (Class C3) to a 11 bedroom house of multiple occupation (HMO) (Sui Generis) (Class C4).

With the agreement of the Committee, Councillor Williams addressed the Committee as Ward Councillor and outlined the following issues:

• That if the planning application was agreed it would be detrimental to the rural feel of the village and would be out of keeping with the existing residential settlement, including the scale and intensity of an 11 bed HMO, representing an overdevelopment of the site, and would negatively affect the surrounding community.

• That public transport was inadequate with only a 2 hourly bus service, meaning that there was reliance on car travel for access to employment, education and basic services.
• That there were no footpaths in and out of the village and limitations on cycling.
• That the application was contrary to the provisions of Local Plan policies BNE1, BE2 and CF1. In particular, there was a lack of community facilities in Upnor.
• That the extra traffic generated by the proposed application would have a detrimental effect on the amenities of the local residents.
• That the application was in conflict with National Planning Policy Framework, paragraph 8, regarding sustainable development, given the lack of adequate infrastructure in the area, and paragraph 110, transport and highways safety, given the traffic pressure the proposal would place on local narrow village roads, creating unsafe conditions for local residents and visitors.
• That the Frindsbury Extra Parish Council and the Dickens Country Protection Society and many local residents had objected to the proposals.
• That approval of the application may set a precedent for future HMO developments in the area.
• That the Committee should refuse the application.

The Committee discussed the planning application noting the officer presentation, the report, the supplementary advice sheet and the Ward Councillor’s comments. In particular, the issues of the lack of public transport, traffic movements, parking, social cohesion and the particular location of this application were discussed.

In response to an issue raised around the parking provision, the Principal Planner advised that there were no parking standards for HMO parking.

The Service Manager – Development Planning responded to the issues raised by Members during discussion, stating that as previously advised, there were no standards in place for HMO parking, that a variety of housing was required across Medway and HMOs formed part of that mix, this property had no attached neighbours and that the National Planning Policy Framework supported the reuse of existing buildings, this site had been vacant for a significant amount of time.

On being put to the vote, the proposal to approve the recommendations set out in the report (approval with conditions), was lost.

Members discussed the reasons for refusal, in detail.

Decision:      

REFUSED on the grounds including the introduction of a HMO into a location which has limited facilities and is considered to be in an unsustainable location, the lack of sustainable transport opportunities, the impact of lack of parking on the amenity of local residents and the lack of facilities for those living in the HMO.

Final wording to be agreed by the Service Manager - Development Management, in consultation with the Chairperson, Vice-Chairperson and Opposition Spokespersons.

The Chief Planning Officer returned to the meeting.