Agenda item - BH2017/03214- 33 Baker Street, Brighton- Full Planning

Change of Use from residential dwelling (C3) to 4no bedroom Small House in Multiple Occupation (C4). (Part Retrospective).

RECOMMENDATION – GRANT

Ward  Affected: St Peter’s and North Laine.

              Change of Use from residential dwelling (C3) to 4no bedroom Small House in Multiple Occupation (C4). (Part Retrospective)

              Presentation by Officers

(1)          The Principal Planning Officer, Colm McKee, introduced the application and gave a presentation by reference to plans, elevational drawings and photographs outlining the scheme. It was noted that the main considerations in determining this application related to the principle of the change of use, impact upon neighbouring amenity, the standard of accommodation to be provided, transport issues and the impact on the appearance and character of the property itself and the surrounding area.

(2)          It was noted that additional comments had been received from Councillor West in his capacity as a Local Ward Councillor indicating that notwithstanding that the previous retrospective application for a five bedroom HMO had been refused yet this retrospective for four bedrooms was deemed acceptable. Whilst he appreciated that the HMO density threshold had not been met, there were however, a lot of single people living close by in the various student halls who he presumed had not been considered in any calculation made. In his view the reality was that there was very high density of multiple occupation in this neighbourhood set against the backdrop of a desperate need for family housing.

(3)          It was not considered that change of use of the flat would increase any existing impacts to the adjoining occupiers with regard to noise and disturbance and therefore would not warrant refusal of planning permission on those grounds. The pre-existing use of the unit was as a two bedroom flat and the proposed reduction in the number of occupiers could therefore result in the same level of occupancy as the pre-existing use. It was therefore considered that use of the rear terrace would not intensify use of that area. The increase of communal space internally would allow occupiers to spread out throughout the unit which could on some occasions minimise the need to use the terrace and minimise any potential noise as a result. The proposal was not therefore considered to have an adverse impact on the amenity of adjoining occupiers and although no parking would be provided on site if any additional parking demand arose it would be managed by the surrounding Controlled Parking Zone and no objections were therefore raised on that basis. Overall the scheme was considered to be acceptable and it was recommended that planning permission be granted.

              Questions for Officers

(4)          Councillor Miller sought and confirmation that this proposal was in line with agreed policy and it was explained that was the case.

(5)          Councillor Morris requested to see floor plans showing the layout of the unit and sought details of the size of any communal areas.

              Debate and Decision Making Process

(6)          Councillor Inkpin-Leissner stated that he did not consider the proposed use to be acceptable and was in agreement with the Local Ward councillors that given the shortage of family housing in the city and the density of HMO’s in the ward which had led to its article 4 designation this retrospective application ran contrary to that. He could not support the officer recommendation.

(7)          A vote was taken and of the 9 Members present when the vote was taken on a vote of 8 to 1 planning permission was granted.

86.9       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 set out in the report.

              Note: Councillors Bennett, Hill and Littman were not present at the meeting when the vote was taken.