Agenda item

Ward:  Plumstead Common

The Local Planning Committee is requested to grant full Planning Permission for the change of use of single family dwellinghouse (Use Class C3) to five-bedroom small HMO with a maximum capacity of six persons (Use Class C4) and construction of two single-storey rear extensions, cycle and refuse storage and associated external alterations.

Resolved that full planning permission be GRANTED for the change of use of single family dwellinghouse (Use Class C3) to five-bedroom small HMO with a maximum capacity of six persons (Use Class C4) and construction of two single-storey rear extensions, cycle and refuse storage and associated external alterations (amended description).

Consent subject to the conditions, Appendix 2 to the main report and its addendums, to be detailed in the notice of determination.

That the Assistant Director (Planning & Building Control) be authorised to make any minor changes to the detailed wording of the recommended conditions as set out in Appendix 2 of the main report and its addendums, where the Assistant Director (Planning & Building Control) considers it appropriate, before issuing the decision notice.

This application was previously presented to the meeting of 22 October 2024; the Committee had accepted the objectors presentations and deferred in order to allow the applicant or their agent to attend before determining the application.  The Committee re-convened consideration of the application at this point.

At the request of the Chair the Planning Officer re-presented the illustrative presentation covering the proposed layout of the development.

The applicants agent apologised that they were unable to attend the previous hearing and were in attendance to answer questions the Members had in relation to the application.  He confirmed the hallway was between 90cm to one metre, which was common in similar sized HMO’s.

He advised the kitchen was sufficient for the doubling of kitchen equipment and would be ventilated by way of a large window.  Residents would use the kitchen and eat in their own rooms, which were furnished with table chair and small fridge, noting it would be unusual for several residents to be cooking and brining through cycles to park in the rear bays.  It was common to have to take bikes through the house to rear garden storage and it was their experience that the residents preferred large rooms than a communal area and would work around each other to make living in the space work.

In respect of parking, the applicants agent felt that this was unlikely to be an issue and it was unlikely that the residents of HMO’s would also own a vehicle.

In response to Members questions the applicant’s agent confirmed that all rooms would have proper sound proofing.

The Area Planning manager (East) clarified that kitchen was rectangular and met the minimum size requirements for a 6 person HMO and that ventilation was not a planning consideration and, as with the kitchen set up, would be an issue for HMO Licensing.  Further, minimum room sizes were set by policy but not how they were used however, if one bedroom were removed, to be used as a communal area, the size of the remaining bedrooms could be reduced.  Also, there was no minimum garden space requirement for HMOS.

The Area Planning manager (East) advised that the bins must be stored in the front area of the house and access to rear garden cycle storage, via the kitchen, was not dissimilar to other consented HMO’s.  Whilst it may not be desirable for bikes to past two bedrooms and through a kitchen this was acceptable and it would be for the applicant to set out how this would function, as part of the Management Plan

In considering the applicant it was expressed that all spaces were tightly to the minimum requirements, as if to get the maximum occupancy possible and felt the HMO would function better with 5 people and conversion of 1 bedroom to a living room.

Whilst HMO’s provided a form of required housing discomfort was expressed at the conversion of a 3 bed family home to a 6 person HMO and was concerned at the restricted size having an impact on safety and the mental health of the occupants.

At the agreement of the Chair the applicant’s agent addressed the proposal to reduce occupancy and bedrooms advising there was a hight housing need that was not being met and t at 5 persons the proposal would be just viable but not at 4.  

Members put further questions to the applicant’s agent who confirmed the applicant had experience of managing HMOs; residents would be provided with a 24 hour emergency contact number and cleaning would be undertaken every 2 days.

A Member noted that the Members may not be happy with the proposal but were governed by planning regulations and requirements only.

The Chair put the recommendation to grant planning consent to the vote with –

2 Members in favour

1 Member against

1 Member abstaining

Resolved –

That full planning permission be granted for the change of use of single family dwellinghouse (Use Class C3) to five-bedroom small HMO with a maximum capacity of six persons (Use Class C4) and construction of two single-storey rear extensions, cycle and refuse storage and associated external alterations (amended description).

Consent subject to the conditions, Appendix 2 to the main report and its addendums, to be detailed in the notice of determination.

That the Assistant Director (Planning & Building Control) be authorised to make any minor changes to the detailed wording of the recommended conditions as set out in this report (Appendix 2), where the Assistant Director (Planning & Building Control) considers it appropriate, before issuing the decision notice.