Agenda item

Fort Pitt Ward

Change of use from a dwelling house (use class C3) to a 6-bed 6-person HMO (use class C4).

Discussion:

The Principal Planner outlined the application in detail for the change of use from a dwelling house (use class C3) to a 6-bed 6-person HMO (use class C4).

The Principal Planner brought Members’ attention to the supplementary agenda advice sheet which included updates to the report following publication of the revised National Planning Police Framework (NPPF) on 17 August 2026. The recommended condition 7 had been amended in the supplementary agenda advice sheet to ensure consistency with the updated NPPF policies and paragraphs. 

The Principal Planner explained that officers had undertaken a planning history review, site survey and checks of council tax records to assess the concentration of HMOs in the area. The assessment identified no HMOs along the full length of Bleinheim Avenue or within approximately 150-metre stretch of Grosvenor Avenue surrounding the application site, given the sites corner plot. Officers advised that the evidence demonstrated there was no overconcentration of HMOs in the vicinity of the application site. 

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

• She spoke against the application, expressing concern that previous alterations to the property appeared to have been undertaken to prepare it for use as an HMO before planning permission had been granted.
• Concern was raised regarding the concentration of HMOs in the wider area, she stated that the interconnected nature of surrounding streets should be considered when assessing over proliferation.
• She considered that approving the proposal would set an undesirable precedent and increase the risk of further HMO development within the neighbourhood.
• Reference was made to ongoing issues of fly-tipping and poor waste management in the locality, with concerns that additional HMO accommodation could exacerbate these problems.
• Objection was raised on the grounds that a six-bedroom HMO would be out of character with Blenheim Avenue, which was described as a predominantly family-orientated street.
• She considered that the proposal would result in increased noise, disturbance, comings and goings, and other activity levels that could adversely affect neighbouring residents.
• Concerns were also expressed regarding parking and highway impacts, with the potential for additional residents, visitors and deliveries to place further pressure on local parking provision.
• In conclusion, the Member urged the Committee to consider the wider cumulative impact of the proposal on the character of the area, residential amenity and the concentration of HMOs, and recommended refusal of the application.

The Committee discussed the planning application noting concerns regarding the number of HMOs already present in the area and the suitability of the proposed bedroom sizes. The Principal Planner confirmed that all proposed bedrooms, including the sixth bedroom within the roof space, complied with the minimum sizes set out in the Nationally Described Space Standards.

A Member requested that, where possible, future committee photographs be date and time stamped to assist Members in assessing parking demand and parking pressure at application sites.

The Service Manager – Development Management advised that the proposal included two off-street parking spaces at the front of the property and that a Parking Management Plan would be secured by Condition 8 to mitigate parking impacts.

Members raised concern regarding the practical enforceability of parking restrictions through tenancy agreements and the effectiveness of the propose Parking Management Plan. 

The Principal Planner confirmed that separate consent from Highways would be required for the construction of a dropped curb. A Member requested that any permission granted should include a condition requiring permeable surfacing or suitable drainage measures for the driveway to prevent surface water runoff onto the public highways. It was also requested that an informative be added to advise the applicant of the need to obtain the necessary highway approvals for the dropped curb.

Decision:      

Approved with conditions 1 to 8 as set out in the report for the reasons stated in the report with condition 7 being amended in the supplementary agenda advice sheet with an additional condition requiring permeable surfacing or suitable drainage measures for the driveway to prevent surface water runoff onto the public highway and an informative to advise regarding the dropped kerb process

Amended condition 7:

7        Prior to first occupation as a six-bedroom Use Class C4 HMO herein approved details of the provision of 1 electric vehicle charging point shall be submitted to and approved in writing by the Local Planning Authority.  Details shall include the location, charging type (power output and charging speed), associated infrastructure and timetable for installation.  The development shall be implemented in accordance with the approved details and shall thereafter be maintained.

Reason: In the interests of sustainability in accordance with Policy TR2 of National Planning Policy Framework (2026).

Additional Condition 9:

Prior to the first occupation of the of the property as a six-bedroom HMO, the front parking area shall be finished with a permeable surface or with drainage installed to ensure surface water is contained within the site.

Reason: To ensure satisfactory surface water management in accordance with Policy F7 of National Planning Policy Framework (2026).

Additional Informative:

You are advised to contact the Highways Department on (01634) 331039 with regards to obtaining the necessary permissions for the construction of the proposed vehicle crossing and any other works affecting the public highway.