Agenda item

Gillingham South Ward

Change of use from residential dwelling (Class C3) to a 5-bedroom 5-person house in multiple occupation (Class C4) with alteration to roof lights.

Discussion:

The Senior Planner outlined the application in detail for the change of use from residential dwelling (Class C3) to a 5-bedroom 5-person house in multiple occupation (HMO) (Class C4) with alteration to roof lights.

A supplementary agenda advice sheet was published prior to the meeting which included a map and figures which identified the surrounding land uses along the length of Copenhagen Road.  

The Senior Planner explained that the density map identified 86 HMOs within a 500-metre radius of the application site. However, only three HMOs were identified within Copenhagen Road itself, indicating that that HMO concentration were dispersed across the wider area rather than clustered within the street. The land use map had been provided to assist Members in understanding the character of the area and the distribution of HMOs and other residential uses in the vicinity of the application site.

With the agreement of the Committee, Councillor Louwella Prenter addressed the Committee as Ward Councillor and raised the following concerns:

• She spoke against the application, stating that whilst HMOs were needed, they should be located within appropriate properties and in suitable locations.
• Concern was expressed that the proposal would add to the high concentration of HMOs in Gillingham South Ward, with 86 HMOs identified within a 500-metre radius of the site, contrary to the aims of the Article 4 Direction.
• She referred to the mix of family homes, converted properties and flats within Copenhagen Road and highlighted concerns regarding a number of existing and recently established HMOs in close proximity to the application site which could alter the established residential character of the road.
• She highlighted issues relating to waste management and fly-tipping, suggesting that any condition relating to refuse storage and collection should be strengthened.
• Objection was also raised on parking grounds, noting the limited availability of on-street parking, and the restricted opportunities for overspill parking in nearby streets. She considered strengthening the need to remove the ability to obtain parking permits and only having the same number of permits issued as any other household.
• Concern was expressed regarding the loss of a family home, with reference made to the demand for family-sized accommodation in Medway and the objectives of the emerging Local Plan.
• She considered that occupation by multiple unrelated individuals would generate greater levels of activity, comings and goings than a family dwelling.
• In conclusion, she considered that the proposal would result in the loss of a family home, contribute to an overconcentration of HMOs and harm the character of the area, and, therefore, should be refused.

The Committee discussed the planning application particularly regarding the size of some of the proposed bedrooms, which some Members considered unsuitable for occupation.

The Senior Planner confirmed that access to the bathroom would be gained through a bedroom and not via the kitchen.

The Service Manager - Development Management explained that the Article 4 Direction had been introduced regarding concerns about the number of HMOs in Medway and the quality of accommodation being delivered through permitted development rights, giving the Local Planning Authority greater control over HMO numbers and standards.

In response to a question regarding HMO data, the Service Manager - Development Management outlined the methods used by officers to identify HMOs, including site visits, checks of Private Sector Housing records, observation of property characteristics and references to Lawful Development Certificates. Members were advised that the mapping information was taken from the evidence based prepared to support the Article 4 Direction and included data gathered by specialist consultants. The Service Manager – Development Management confirmed that certain sources of information, such as financial records, could not be used by the Planning Authority to identify HMOs. 

Members referred to other HMO applications submitted for nearby properties, including 71 and 73 Copenhagen Road. The Service Manager – Development Management reminded the Committee that each planning application must be determined on its own planning merits and that undetermined applications could not be taken into account as established HMOs.

Decision:      

Approved with conditions 1 to 7 as set out in the report for the reasons stated in the report.