B/06/0658
BOSTON BOROUGH COUNCIL
PLANNING COMMITTEE 12 DECEMBER 2006
Reference Number:
Application Type:
B/06/0658
Application Expiry Date
Full Planning Permission
Proposal Description
At:
Change of use of existing residential dwelling to house of multiple
occupancy (maximum of four letting rooms)
60, Woodthorpe Avenue, Boston, Lincolnshire, PE21 0NP
For:
G Staniland
Third Party Reps:
1
Author of Report:
Kelly Grunnill
Parish:
Ward Name:
26 November 2006
Fishtoft Parish Council
Fishtoft
Date of Report:
28 November 2006
MAIN RECOMMENDATION: GRANT
Planning Committee Agenda – 12 December 2006
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B/06/0658
1.0
REASON FOR REPORT
1.1
A previous application for house in multiple occupation (HMO) at the address was recently
refused by the planning committee.
2.0
PROPOSAL AND BACKGROUND
2.1
The application site is located within the built up part of Boston and forms part of a large
housing estate. It consists of a detached two storey house with integral garage that gains
access onto Woodthorpe Avenue. There is a gravel drive and small parking area in front of the
house that currently accommodates parking for about four cars. Either side, to the rear and
opposite the site are residential dwellings of various ages and types.
2.2
An application for the conversion of a house into multi occupation (6 letting units) was refused
by Committee in August. It was considered in the previous application that the conversion of
this property would increase the intensity of use and activity to a scale that would be harmful to
residential amenity, highway safety and the character of the area. An appeal has been lodged
with the Planning Inspectorate in respect of the previous refusal. This application has been
revised so that it is for a maximum of four letting units in order to address the previous reason.
The proposal could therefore accommodate eight persons.
2.3
In the proposal a WC and washing facilities at ground floor are being provided in part one of two
of the existing garages. This will reduce the depth of one of the spaces in the garage but will
still allow room for the parking of a small car. A grassed area of land at the front of the site will
be gravelled to provide one additional on-site parking space. This will involve the removal of a
small ornamental tree. There will therefore be space for five cars (one of which will be in the full
length garage) plus space for a small car in the reduced garage.
3.0
RELEVANT POLICY BACKGROUND
3.1
The relevant policies:
Adopted Local Plan
 H8 - Creating extra accommodation in existing premises
 H3 - Quality of Housing Developments.
 G1 - Amenity
 G5 - Floor Risk
 G6 - Vehicular and Pedestrian access
 T4 - Car Parking Standards
Interim Plan
 G1 - General Considerations.
 H8 - Quality of Housing Developments
 H12 - Creating Extra Accommodation in Existing Premises
 F1 - Flood Risk
 T4 - Car Park Standard
Planning Committee Agenda – 12 December 2006
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B/06/0658
4.0
REPRESENTATIONS
4.1
1 letter of representation have has been received. The following issues have been raised:


Incompatible use in this area which consists of family type properties.
Noise and disturbance generated by increased traffic movements and intensification of
use of the property.
5.0
RELEVANT CONSULTATIONS
5.1
County Council Highways - No objection to the provision of 4 letting rooms.
5.2
Housing Services - No objection. Internal space and layout is acceptable.
5.3
Fishtoft Parish Council has raised the following concerns:






Parking problems
Overcrowding
Control over occupancy levels
Monitoring/enforcement of occupancy
Kitchen space may not be large enough to meet the needs of 6 occupants
(development could actually accommodate eight persons)
Noise and disturbance
6.0
PLANNING ISSUES AND DISCUSSION
6.1
The main issues in the determination of this application are:
 Principle of the development;
 Impact on highway
 Impact on residential amenity; and
 Internal Layout.
Principle of the Development
6.2
Government Planning Guidance on residential development encourages the development of
land within settlement boundaries, in sustainable locations close to local amenities and
transport networks. This proposal generally accords with this broad aim. The type of
development proposed will provide a form of housing tenure that accords with the
Government’s drive towards providing a greater mix to meet the needs of the whole
community, and this includes migrant workers accommodation.
Impact on Highway
6.3
The development comprises 4 units with parking for up to 5 vehicles (two within the existing
garaging and three on the gravel drive to the front of the property). There are also car parking
bays on the public highway along Woodthorpe Avenue. Whilst there is the potential for the
development to add to on street parking, the HMO is likely to be occupied by individuals on
low incomes and as a consequence car ownership levels are not expected to be high. It is
considered that traffic generated by the proposed use will not be significantly greater than that
Planning Committee Agenda – 12 December 2006
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B/06/0658
which arises from normal residential use of a four bed property. At the time that the house
was built, a reversing bay was included within the plot. This reversing bay would be lost if all 4
cars were to be parked within this area at one time. The highway authority does not raise any
objections to conversion of this dwelling into four units.
Impact on residential amenity
6.4
The use is likely to lead to a marginal increase in the number of people and activity on site
than if the house were to remain a private domestic dwelling. However, the building is
detached, set on a reasonable sized plot and its use for HMO purposes is unlikely to
detrimentally affect the living conditions of other local residents. No external changes are
proposed which will overshadow or overlook surrounding properties.
6.5
Concern has been raised regarding the potential number of residents that could occupy the 4
units and future enforcement of the approved occupancy. A planning condition to limit
occupancy would be extremely difficult to enforce and the most practical way forward in such
instances is for occupancy to be controlled by the requirements set out within the Housing Act
which are enforced by this Council. The Housing Act specifically sets out space standards
and levels of occupancy. Given the size of the proposed dwelling and the proposed internal
arrangements, the maximum number of people that could occupy the dwelling under the
Housing Act is 8 (the previous refused proposal could accommodate ten persons). Any
increase in this number could amount to overcrowding and the necessary legal action being
taken. It is therefore recommended that a condition is attached which ensures that no rooms
other than those specified are used for sleeping accommodation.
Internal layout
6.6
The layout has been assessed in accordance with the Amenity Standards for Housing in
Multiple Occupation which have been adopted by the Council. The proposed layout accords
with these standards and noise insulation measures will be carried out within the building to
accord with Building Regulations.
7.0
SUMMARY & CONCLUSION
7.1
Conversion of the property into an HMO of 4 lettings will not have an unsatisfactory impact on
residential amenity or highway safety and there is ample space for bin storage. The proposal
is therefore considered acceptable.
8.0
RECOMMENDATION - GRANT
1.
The development hereby permitted shall be begun before the expiration of three years from
the date of this permission.
Reason: Required to be imposed pursuant to Section 91 of the Town and Country Planning
Act 1990.
2.
There shall be no more than 4 bedroom units in the property.
Reason: In the interests of controlling the expansion of the capacity of the property in
accordance with Adopted Boston Borough Local Plan Policies G1, G3, G6 and T4 and Boston
Planning Committee Agenda – 12 December 2006
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Borough Interim Local Plan Policy H12.
3.
Notwithstanding the provisions of the Town and Country Planning (General Permitted
Development) Order 1995 (or any Order revoking and re-enacting that Order with or without
modification), no windows or dormer windows shall be added to the property other than those
expressly authorised by this permission, unless planning permission for such development
has been granted by the Local Planning Authority.
Reason: To protect residential amenity and to accord with Adopted Local Plan Policy G1.
4.
No rooms other than those identified on the approved plans shall be used as bedrooms.
Reason: In order to avoid over-intensive use of the site, in the interests of residential amenity
and to accord with the objectives of Policy G1 of the Boston Borough Local Plan.
Reason for Granting Planning Permission
Planning Permission has been granted because the proposed change of use, subject to conditions, will
not significantly harm residential amenity, highway safety, built environment, landscape features nor
drainage systems. The development accords with the aims and objectives of Policies G1, G3, G6, T4,
and H8 of the Adopted Boston Borough Local Plan, H12 of the Boston Borough Interim Local Plan
(Non-Statutory Development Control Policy) (February 2006).
STEVE LUMB
Assistant Director - Regeneration
Planning Committee Agenda – 12 December 2006
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