Agenda item - BH2017/00690 -92 Southall Avenue, Brighton - Full Planning

Change of use from a three bedroom single dwelling (C3) to a four bedroom small house in multiple occupation (C4).

RECOMMENDATION – GRANT

Ward Affected: Moulsecoomb & Bevendean

              Change of use from a three bedroom single dwelling (C3) to a four bedroom small house in multiple occupation (C4).

              Officer Presentation

(1)          The Principal Planning Officer, Jonathan Puplett, introduced the application and gave a presentation by reference to plans and drawings showing the existing and proposed layout. A mapping exercise had been undertaken to determine the percentage of HMO’s within a 50m radius, and a diagram setting out this information was shown. The overall number of HMOs within that radius was 7.89 percent which was within the 10% limit specified within policy CP21. As such the cumulative impact of the proposed HMO on the area was not such that it was considered that it would cause harm to local amenity.

(2)          The main considerations in determining the application related to the principle of the change of use, impact on neighbouring amenity, the standard of accommodation which the use would provide, transport issues and the impact on the character and appearance of the property on the surrounding area. Occupancy would be restricted to a maximum of 5 unrelated persons residing in the property and it was proposed that an additional condition to that effect be added to any permission granted. It was not therefore considered that there would be any increased impact on adjoining occupiers in respect of noise and disturbance was such that it would warrant refusal of planning permission; approval was therefore recommended.

              Public Speakers

(3)          A letter was read out by the Penny Jennings, Democratic Services Officer, on behalf of Councillor Yates who was unable to attend the meeting. The letter detailed Councillor Yates’ objections to the proposals and made reference to a recent Inspector’s decision which had dismissed an appeal against refusal to grant 3 additional MHO bed spaces to an existing HMO in 25 Wheatfield Way, Brighton. Councillor Yates considered that this application should be considered in the same way given that a number of objections had been received citing similar concerns in relation to noise and disturbance.

(4)          It was noted that as objections had been received and were read out at the meeting the representatives on behalf of the applicant/agent had been invited to attend the meeting.

              Questions for Officers

(5)          In answer to questions relating to the appeal decision referred to by Councillor Yates it was explained that it was not germane to the consideration of this application.

(6)          Councillors C Theobald and Taylor sought  further clarification regarding the number of HMO’s within a 50m radius and it was confirmed only those HMO’s which fell within the agreed radius could be  considered. If approval of an application would take the percentage use above 10% that would not constitute sufficiently robust grounds for refusal but would be relevant in the event of subsequent applications being received.

              Debate and Decision Making Process

(7)          A vote was then taken and the 10 Members present at the meeting voted that planning permission be granted on a vote of 8 with 2 abstentions.

7.5         RESOLVED - That the Committee has taken into consideration and agrees with the reasons for the recommendation set out in the report and resolves to GRANT planning permission subject to the Conditions and Informative also set out in the report and to the additional condition set out below:

              Additional Condition 6:

              The development hereby approved shall only be occupied by a

maximum of five (5) persons.

Reason: To ensure the provision of satisfactory living space for occupants, and to comply with policy QD27 of the Brighton and Hove Local Plan.

              Note: Councillor Mac Cafferty was not present at the meeting during consideration or voting in respect of the above application.