Agenda item

Report of the Executive Director.

The report of the Executive Director setting out the application which sought full planning permission for change of use from Class C3 (a two bedroom maisonette) to Class C4 (a House in Multiple Occupation).  The HMO would contain three bedsit rooms with en-suite showers (floor areas of approximately 24sqm, 20sqm and 15sqm) and a communal kitchen (9.3sqm).

Members were of the view that due to the nature of the property, a HMO, that the developer be asked to consider the provision of a fourth parking space on the paved area within the rear yard.

It was moved by Councillor N.Pace seconded by Councillor S.Markiewicz and

RESOLVED:

(14 voting for, 1 against)

That planning permission be approved for application S6/2016/1031, subject to the conditions set out in the report plus an additional informative.

1.    The development/works shall not be started and completed other than in accordance with the approved plans and details: 8HB/P01 & 8HB/P02 received 24 May 2016 & Location Plan & Block Plan received 17 June 2016 & 8HB/P03 received 10 October 2016.

REASON: To ensure that the development is carried out in accordance with the approved plans and details.

2.    Prior to the first occupation of the site for the use hereby permitted the areas designated on the site layout plan on DRWG 8HB/P03 for car parking, cycle storage and bin storage shall be provided on the site.  These areas shall be maintained as such thereafter.

REASON: To ensure the provision of adequate parking and bin storage facilities within the site in accordance with Criterion HMO5 of the Houses in Multiple Occupation Supplementary Planning Document 2012 and to protect the amenity of the occupiers an adjoining occupiers in accordance with Policy D1 of the Welwyn Hatfield District Plan 2005.

3.     Prior to first occupation of the site for the use hereby permitted the two cabins associated with the use of the retail unit at ground floor shall be removed from the site.

REASON:  To ensure the provision of adequate parking and bin storage facilities within the site in accordance with Criterion HMO5 of the Houses in Multiple Occupation Supplementary Planning Document 2012 and to protect the amenity of the occupiers an adjoining occupiers in accordance with Policy D1 of the Welwyn Hatfield District Plan 2005.

4.     The application site shall not be occupied as a House in Multiple Occupation by more than three individuals.

REASON: To prevent intensification of the use and to protect the residential amenity of the occupiers and character of the surrounding area in accordance with Policy D1 of the Welwyn Hatfield District Plan 2005 and Criterion HMO5 of the Houses in Multiple Occupation Supplementary Planning Document 2012.

5.     No development shall commence until details of the scheme for the provision of secure storage for three bicycles on site has been submitted to and approved in writing by the Local Planning Authority. The development shall not be occupied until the approved scheme has been fully implemented.  The approved scheme shall be retained thereafter.

REASON:   In order to ensure that there is adequate provision for secure cycle accommodation within the application site, encouraging alternative modes of transport in accordance Policies M6 and M8 of the Welwyn Hatfield District Plan 2005 and criterion HMO3 of the Houses in Multiple Occupation Supplementary Planning Document 2012.

6.     Prior to the commencement of the development the applicant shall submit, for approval in writing by the Local Planning Authority, details relating a scheme to protect the proposed development from traffic noise along the A1001.  The scheme shall be implemented before any part of the accommodation hereby approved is occupied.  The scheme shall ensure the indoor ambient noise levels in living rooms and bedrooms meet the standards in BS 8233:2014 and the ventilation standards within Approved Document F of the Building Regulations.  The mechanical ventilation system shall provide a ventilation rate of at least the purge rate within Approved Document F (4 air changes per hour) when required to maintain thermal comfort.

REASON:  To protect the occupants of the new development from noise disturbance in  accordance with Policies D1 and R19 of the Welwyn Hatfield District Plan 2005 and Criterion HMO5 of the Houses in Multiple Occupation Supplementary Planning Document 2012.

Additional informative:

Notwithstanding the submitted plans, the developer is recommended to consider the provision of a fourth parking space on the paved area within the rear yard.