Agenda item

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

Report of the Corporate Director (Public Protection, Planning and Governance) on a change of use from single dwelling (use class C3) to small HMO for up to six occupants (use class C4).

The application site comprised a two storey link-detached dwelling contained as part of a L-shaped cul-de-sac of properties on the southern end of Campion Road, close to its junction with Hatfield Avenue.  The dwelling was orientated in such a way that its principal elevation fronted Campion Road rather than the common cul-de-sac access.

The surrounding area was characterised with predominately terraced and semi-detached dwellings and flats of similar design and varying size.  The application dwelling was one of the larger dwellings within this overarching housing development.

Since the application was submitted, alterations had been made to the internal layout and amended floorplans had been submitted. The amended floorplans, received on 3 April 2019, included the:

•      removal of the cycle storage unit adjacent to Campion Road,

•      a washbasin was now shown within the bathroom which was adjacent to the kitchen and

•      the plans for the kitchen now included a fridge, a freezer, washer and a drawer.

The application was presented to the Committee because Hatfield Town Council had called it in as follows:-

“In accordance with the Amenity Standards for Licensable and Non-licensable Houses in Multiple Occupation (December 2015) the proposed kitchen will not meet the required standard as it fails to provide sufficient work space, indicates only on a single sink bowl, provides insufficient fridge/freezer space and does not have sufficient oven and hob provision. The plans show a toilet without hand washing facilities. Members question the means of escape from the loft room in case of fire.”

Hatfield Town Councillor M.Eames-Petersen spoke against the application presenting the Town Council’s objection on the grounds of overdevelopment, parking and the adverse impact on other houses.

Following discussion, it was proposed and seconded by Councillors S.Kasumu and S.Elam and

RESOLVED:

(9 voting FOR and 4 AGAINST)

That planning permission be approved subject to the following conditions:

1.      The building must not be occupied as a House in Multiple Occupation until the area set aside for car parking has been provided in accordance with drawing number 151/2c for three cars to be parked.  The car parking spaces must be retained permanently thereafter for car parking and must not be used for any other purpose.

REASON:   To ensure that the spaces are provided prior to occupation of the building as a House in Multiple Occupation in the interests of highway safety in accordance with criterion HMO2 of the Houses in Multiple Occupation Supplementary Planning Document 2012 and the National Planning Policy Framework 2019.

2.      The building shall not be occupied as a House in Multiple Occupation until the cycle storage unit is constructed in accordance with plan 151/2c and in the location shown within plan 151/2c. The bicycle parking shall be retained in that form thereafter.

REASON:   To ensure that there is adequate bicycle storage provision, encouraging alternative modes of transport, in accordance with criterion HMO3 of the Houses in Multiple Occupation Supplementary Planning Document 2012, Supplementary Planning Guidance Parking Standards 2004, Policies M6 and M14 of the Welwyn Hatfield District Plan 2005 and the National Planning Policy Framework.

3.      The building shall not be occupied as a House in Multiple Occupation until the location for wheeled bins has been laid out in accordance with plan 151/2c. The location shall be retained in that form thereafter.

REASON:   To ensure that there is adequate waste and recycling storage in accordance with criterion HMO4 of the Houses in Multiple Occupation Supplementary Planning Document 2012 and to protect the residential amenity of the occupiers and adjoining occupiers in accordance with Policy D1 of the Welwyn Hatfield District Plan 2005.

4.      The building shall not be occupied as a House in Multiple Occupation until the outdoor amenity space is laid out in accordance with plan 151/2c. The outdoor amenity space shall be retained in that form thereafter.

REASON:   To ensure that there is adequate outdoor amenity space for the occupiers in accordance with criterion HMO5 of the Houses in Multiple Occupation Supplementary Planning Document 2012, to protect the residential amenity of the occupiers, and in accordance with Policies D1, D3 and D7 of the Welwyn Hatfield District Plan 2005.

5.      The development/works shall not be started and completed other than in accordance with the approved plans and details:

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