Agenda item

Report of the Corporate Director (Public Protection, Planning and Governance).

Report of the Corporate Director (Public Protection, Planning and Governance) on an application for retrospective planning permission for the change of use from single dwelling (use class C3) to small house in multiple occupation (HMO) for up to six occupants (use Class C4).

A planning application for a change of use to a large house in multiple occupation at this address was submitted and considered by the Committee on 1 February 2018.  The application was refused due to the inaccessibility of the proposed parking area from the public highway and the change in the nature of the use of the property which failed to demonstrate a high standard of design, or to respect the character and context of the surrounding area.  The current application sought to address the previous reasons for refusal.

The building was currently in use as a HMO.  It had been converted and contained four bedsits with en-suite kitchenettes and bathrooms, two individual bedrooms, a shared bathroom, a shared kitchen and a shared lounge/diner.

The application was presented to the Committee because it has been called in by former Councillor C.Gillett for the following reason:

“The main reason for calling this in is the lack of parking in line with policy and I draw the officers’ attention to the actual crossover and depth of in-curtilage as opposed to that drawn on the architect’s submission.  Parking of 5.25 cars would be required as a minimum and using the cross-over only gives space for three.  Also the depth of the in-curtilage is 5.3m and not 6m as stated.”

R.Guy (Objector) spoke against the application saying there were flaws in the application and referring to the high number of objections in respect of not maintaining the character of the area and the adverse effect on the community.

Hatfield Town Councillor C.Juggins spoke against the application presenting the Town Council’s objection on the grounds of insufficient parking, cramped development and insufficient welfare amenities for the number of occupants.

Borough Ward Councillor E.Boulton spoke against the application on the grounds of upholding an effective planning policy and failure to meet key criteria and omission of design features such as front soft landscaping, flood risk and the required parking not being possible to achieve.

Late representations had been circulated against the application.

Following discussion, it was proposed and seconded by Councillors J.Broach and P.Hebden and

RESOLVED:

(UNANIMOUS)

That, notwithstanding the Officer recommendation for approval, planning permission be refused for the following reasons:-

(1)     Due to the location of the proposed car parking spaces in close proximity to habitable rooms and the inadequate size of the proposed shared kitchen, the proposal would fail to comply with the requirements of policies HMO2 and HMO5 of the Welwyn Hatfield Borough Council Houses in Multiple Occupation Supplementary Planning Document 2012.

(2)     The proposed use fails to demonstrate a high standard of design, or to respect the character and context of the surrounding area contrary to the requirements of policies D1 and D2 of the Welwyn Hatfield District Plan 2005.