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Agenda item
101 Cambridge Road
Minutes:
Proposal:
Change of use from dwellinghouse (C3) to HMO (Sui generis) to provide 8 bedrooms for students together with associated facilities.
Application No:
HS/FA/15/00430
Existing Use:
Vacant
Hastings Local Plan 2004
H4, DG1, C1, C8
Conservation Area:
Yes – White Rock
National Planning Policy Framework
No Conflict
Hastings Planning Strategy
SC1, H2, H4
Development Management Plan
Proposed Submission Version:
HC1. DM1, DM3, HN1, HN2
Public Consultation:
7 letters of objection received and
1 petition received
The Development Manager reported on a full planning application for the change of use from dwellinghouse (C3) to a house in multiple occupation (Sui Generis) to provide 8 bedrooms for students together with associated facilities at 101 Cambridge Road, Hastings.
The site is a large two storey property on the corner of Cambridge Road and adjoining Trinity Villas within the White Rock Conservation Area. The property which has been vacant for a number of years has been completely renovated both internally and externally. The property currently has 7 bedrooms and there is a side garden and rear patio area. Permission was granted in 2013 to create 3no. self-contained flats.
A similar application for the change of use from dwellinghouse (C3) to a house in multiple occupation (Sui generis) was considered by the planning committee on 7 January 2015 where it was deferred and on 4 February 2015 when it was refused, as it was considered to be contrary to Policy H4 of the Hastings Planning Strategy. The applicant has submitted an appeal against the refusal; however, this has not yet been validated by the Planning Inspectorate.
The submitted floor plan is identical to the previously submitted one, with four bedrooms at ground floor level as well as a living room, kitchen, bathroom and separate WC. Another four bedrooms are on the first floor with an additional kitchen, bathroom and WC. This is identical to the existing floor plan apart from the sub-division of the lounge to create an additional bedroom.
The application differs from the one previously considered in the fact that the accommodation is now intended for students. The applicant has stated that the intention is to lease the bedrooms to students studying at the University of Brighton campus located in Hastings. However, the accommodation will not be managed by the University and it is not a Hall of Residence. As such the use would constitute a House in Multiple Occupation (HMO) outside the use class order (sui generis).
The main considerations of this application were the change of use; impact on residential amenity and character of the area; provision for refuse storage and cycle parking; and fence. The Development Manager recommended the application for approval subject to conditions.
The Human Rights considerations have been taken into account fully in balancing the planning issues.
The petitioner, Mrs Bonett, was present and spoke against the application.
The agent, Mike Pickup, was present and spoke in support of the application.
Councillor Lee Clark, Ward Councillor, was present and spoke against the application.
Councillor Beaver was not present at the start of the meeting so sat back from the table and was not involved in the debate or voting.
Members discussed this application at length and added a new recommendation.
Councillor Rogers proposed a motion against the officer’s recommendation, to refuse the application as set out in the resolution below. This was seconded by Councillor Roberts.
The meeting was adjourned for 5 minutes to allow Councillor Roger; the Chair and officers to clarify the reasons for refusal.
RESOLVED– by (6 votes to 3) that planning permission be refused subject to the following reasons:-
1. The conversion of the building would result in the loss of family sized accommodation as there is a current planning permission to convert the building to 3 flats, 2 of which would contain 2 bedrooms and provide suitable accommodation for families, and result in an over intensive use contrary to the amenities of future occupants. The development would therefore conflict with policy H4(a) of the Hastings Local Plan 2004 and policy HC1(a) of the Hastings Local Plan, Development Management Plan Revised Proposed Submission Version which state:
Policy H4 - Housing Conversions
Planning permission will be granted for the conversion of large residential and other buildings to flats and maisonettes provided than:
a) The building can no longer be retained in its entirety for single family housing occupancy in accordance with modern standards.
2. Policy HC1 – Conversion of existing dwellings
To support the provision of quality homes and dwelling mix, converting all or part of a dwelling to another use or into multiple dwellings will normally be permitted provided that;
a) The building can no longer be retained in its entirety for single family housing occupancy.
Supporting documents:
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