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Planning application for student flats at former Debenhams building withdrawn

A planning application to build student flats at the Castle Hill Arcade in Bangor (the former Debenhams building) has been withdrawn by developers.

Bangor City Council had objected to the development on the grounds that it would be an over-development and that additional student accommodation in the area is unnecessary.

Previous plans to build 65 student flats at the site were rejected by Gwynedd Council after concerns about the amount of student housing in Bangor.

The new plans would have retained the ground floor of the building as retail units with the 49-bed student accommodation to the upper floors and an extension at the rear of the building.

The developer, John Sutton from Manchester, had said the project would help free up housing for local families and boost the city centre economy.

The planning statement said: “It is considered that by providing purpose built student accommodation, the housing stock which has been converted into Houses of Multiple Occupation (HMO) and occupied by students can be returned back to their original purpose and be utilised as singular residential dwellings on the open market.

“This will contribute towards meeting the overall general housing need in Bangor, upgrade the quality of accommodation for students and agglomerate student accommodation reducing the sporadic pattern of units which occurs at present. This can ensure that the facilities students require can be provided in close proximity to their living quarters as they rarely rely on the private car.”

EXISTING STUDENT ACCOMMODATION

The planning statement also assessed the amount of existing student accommodation in Bangor, estimating that Bangor University has approximately 3,650 bed spaces available in Bangor at the official halls situated at Ffriddoedd Village, St Mary’s Village and Neuadd Garth.

The private sector currently supplies approximately 800 student bed spaces at site like Ty Glyn, the former British Hotel and former Plaza Cinema.

656 houses in Bangor (9.9% of housing stock) are registered with the Housing Department as HMO (housing definition).

809 houses in Bangor (12.3% of housing stock) do not pay Council Tax (not all can be confirmed as students – but students are exempt from Council Tax).

453 houses in Bangor (6.8% of housing stock) are both in multiple occupation and do not pay Council Tax.

The total housing stock of Bangor is 6,597. Therefore a high percentage of the housing stock is taken up by HMO/housing not paying Council Tax.

Source: The Bangor Aye

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Almost 20 rogue shared houses served with enforcement notices since start of year

The landlords of almost 20 shared houses in Brighton have been told to convert them back into family use since the beginning of the year as the council’s crackdown on rogue HMOs continues.

And the council has also won four appeals by landlords against the council’s decision to refuse permission to convert more homes into HMOs – after all four have already been converted.

Four of the 19 houses served with enforcement notices are in Brading Road off Elm Grove, an area which has experienced trouble with antisocial behaviour in the past.

In 2015, a man was punched in the face and hit in the head with a can of beer after he complained about noise from a party in Brading Road. This was not one of the houses served with a notice, but other partygoers told neighbours it was a student area so they shouldn’t be complaining.

The university subsequently banned students in two houses in the road from throwing any more parties. A suspect was identified, but police decided there was not sufficient evidence to prosecute and the case was later dropped.

Toxish Doyle, who lived in Brading Road when the assault took place, said she and her disabled mother had eventually been forced to move because of problems with student houses.

She said: “I don’t live there any more for the pure reason that shared houses destroyed the environment and made it unsafe to live there with my disabled mother.

“So I believe it’s a great thing and hopefully the friends we have that live on the street still will get some more peace and quiet

“Every time I complained I was told it was a student area so I had no right to complain and that I should move! Finally we gave in. Luckily we were in a financial position that meant moving was just affordable.

“I just hope the couple of nice people I met student wise that really did respect the area don’t end up without housing. I’ve seen that happen before. The restrictions are a double-edged sword really.”

Councillor Julie Cattell, chair of the planning committee, said: “We are pleased the planning inspector agreed with our decisions. These HMOs did not create decent living space for their occupants.

“We would urge property owners to check whether planning permission is needed before going ahead with work as if permission is refused it could cost them thousands of pounds, both in legal costs and in putting properties back to how they were. The council also takes enforcement action when properties are not returned to their agreed use.”

An application to convert a first floor flat to a small HMO of five rooms and a kitchen at 33 Baker Street was refused but the works had already been done.

In considering the appeal the planning inspector noted that the kitchen could only comfortably hold two people at any one time while the ‘communal space’ for residents was a hallway with only room for a small sofa against one section of wall.

It was found that the communal area was being used to dry clothes and store items as there was not enough space in the rooms themselves.

The outdoor terrace at the property could only be used for part of the year and there was concern about increased noise and disturbance for neighbours.

In upholding the council’s decision, the planning inspector noted that the accommodation was of a poor standard and would be harmful to the living conditions of existing and future residents.

The planning inspector came to a similar conclusion at 33 Hallett Road, a semi-detached house in the Elm Grove area. This has already been turned into a six-bedroomed HMO to house students. The planning inspector agreed with the council that it does not provide satisfactory living conditions for those who will live there, and last week the council served a notice on the owners to cease use as an HMO.

Two properties, 33 Hillside and 2 Plymouth Avenue, in the Moulescoomb and Bevendean area of the city have permission to be smaller HMOs but have been turned into large (seven bedrooms or more) HMOs without planning permission.

The planning inspector upheld the council’s view that permission should be refused on these properties due to the inadequate internal space to provide acceptable living conditions. Both properties have recently had works to increase their size. One is an end of terrace house (Hillside), the other a bungalow.

The other houses served with notices are 103 Halland Road, 9 Isfield Road and 32 The Highway in Moulsecoomb; 1 and 3 Bristol Street in East Brighton; Flat 4, 154 Freshfield Road and 249 Queens Park Road in Queens Park; 27 Coldean Lane and 31 Park Road, Coldean; 9 Old Shoreham Road, Seven Dials; 27 Hollingbury Road, Hollingbury, 81 Washington Street and 9 Whichelo Place, Hanover; and land at 130 Coombe Road.

Outstanding appeals against planning refusal for HMOs are currently being considered for 72 Brading Road (one of the houses served with an enforcement notice), 40 Pankhurst Avenue and 29 Southampton Street.

Reports on recent and current appeals will be noted by councillors at the 4 April Planning Committee.

Source: Brighton and Hove News

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Plan to make family home in St John’s, Worcester an HMO approved despite safety fears

HOMES used as bedsits or as shared ‘student-style’ housing “devalue and degrade a neighbourhood”, according to a councillor. Cllr Alan Amos made the comment about a plan to turn a four-bedroom family home into a five-room house of multiple occupancy (HMO) at Worcester City Council’s planning committee meeting.

Cllr Amos said: “We should enhance a neighbourhood, not damage neighbours’ amenity.”

The application was brought by Martin Kelly who lives in the house in Palmers Green in St John’s with his brother.

He said he wanted to turn the house into a home for five people, adding: “It would not necessarily be students. It’s suitable for professional people as well as students.”

A neighbour, Glyn Harding objected strongly to the plan. He said: “Mr Kelly is a good neighbour but this proposal for an HMO is not suitable for a street full of family homes. An HMO will lead to more foot and vehicle traffic, and this street is dangerous.”

Mr Harding said the street had been built without pavements so people were forced to walk in the carriageway and a series of bends in the road created poor sightlines. He said: “Elderly people, parents pushing buggies and children are all in the road, and this will be unsafe.”

However, Worcestershire County Council’s highways officer Steve Hawley said the road met national standards at 4.5m wide.

He added: “There have been no accidents in the road since it was constructed. The absence of foot-ways is part of the shared space concept and there is no evidence to suggest this proposal would be unsafe.”

Mr Harding was also concerned about ‘clustering’ of HMOs. He said: “There are eight other HMOs within a 200m radius. About 65 percent of HMOs in Worcester are in St John’s. We are well over the tipping point.” The plan was approved by six votes to one against with two abstentions.

Source: Worcester News

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Durham HMO refused planning permission because of number of students in area

DEVELOPERS hoping to build a new student house in the grounds of a Victorian villa have been refused planning permission.

The proposal to replace a double garage in a with a three-storey house of multiple occupation (HMO) was rejected unanimously by members of Durham County Council’s central and east planning committee.

Applicant Timon Kaya had applied on behalf of Green Mountain Estates Ltd to build the property in the grounds of The Lodge, in Laburnum Avenue, Durham.

The plans were opposed by residents, local councillors and MP Roberta Blackman-Woods.

The application was rejected because it would have been in breach of the council’s interim policy on HMOs, as 64 per cent of properties within the site are in multiple occupation.

The developer had argued an exception should be made because there are so many HMOs in the area, another one would not cause further detrimental harm.

Councillor Liz Brown, speaking in opposition to the plans, said: “The developer seems to think this area is past praying for.

“There are a particularly erudite bunch of people living there who have described the difficulties of living in the area but they still feel there’s hope for the area.”

Cllr David Freeman said: “The surrounding area has 64 per cent HMOs so this further permission will make the situation worse.

“HMOs in Laburnum Avenue led to 19 police community protection orders since the beginning of this student year – this is the reality of what happens in areas of Durham city centre.”

Cllr Patricia Jopling said: “We are in Durham building copious amounts of student accommodation and we have to wonder whether it’s a necessary development anyway.”

Source: The Northern Echo

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HMO planning permission for pub conversion rejected

A plan to turn the empty “The Greyhound in Sutton at Hone” north Kent pub into a house in multiple occupation has been thrown out by Dartford councillors.

An application to renovate the Greyhound in Main Street, Sutton at Hone, into an 11-bedroom HMO has been rejected following a meeting.

The developer, Bestsafe Development, wanted to replace the roof with a higher single-pitched roof increasing the height by 1.4m.

In its application, the developer said: “This proposal for the conversion of a former public house to form an HMO of 11 no. single bedrooms would be a positive addition to the local area.

“It will enable young persons to live locally, close to their families, and yet be able to commute to central London via nearby train station. It will bring much needed economy to the area and local businesses.”

An HMO is a home that has at least three tenants living there – and the scheme for the Greyhound proposed 11 single bedrooms, along with 12 parking spaces.

However, the scheme has been rejected because of how the new roof would impact on the setting of a Grade II listed building – The Hollies.

The council rejected the application on the grounds that the height of the new new roof would have significant detrimental impact to the appearance of the building.

Source: News Shopper

 

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Former Bath pub could be transformed into five-bed HMO

A former city centre pub could be given a new lease of life and turned into a five-bed house of multiple occupancy.

The Grapes in Westgate Street closed its doors for good in April 2017 with operator Green King saying it was a “difficult decision”.

The building, which dates back to 1317, was once used as a wine merchant before being converted into a pub in the 19th century.

But now the owner has submitted plans to Bath and North East Somerset Council to convert three floors of the historical building into an HMO.

According the designs and access statement on the council’s planning portal, the flats on the upper three floors were once home to staff, but have been empty for six months.

The document reads: “Since the previous tenant’s lease expired, the premises has been actively marketed without success and remains vacant.

“As there is strong demand for shared residential accommodation in secondary locations in the city centre it is proposed that refurbishment is undertaken to change the property to residential use providing five bedrooms with shared facilities.”

The proposal is seeking permission to separate the upper three floors from the ground floor and basement to create a separate property, which would be an HMO.

An HMO is a property with three or more unrelated residents.

They are popular among young professionals who may be unable to afford to live alone and university students once they leave on-campus accommodation.

At the time of writing, the application had received two objections online.

Kirsten Elliott, who lives in Bathwick, said: “I object to this proposal as it presently stands.

“Putting an HMO on such a busy street as Westgate Street seems to me to be a remarkably foolish thing to do.

“The pavement is very narrow here, as is the alleyway at the side.

“To have a shop and people coming and going from their accommodation will make traffic difficulties and could indeed be dangerous.”

H Smith, a resident of Combe Down, added: “There is also no justification as to why an HMO would be more suitable in this location than conversion to C3 residential accommodation.”

Council planning officers are expected to made a decision before March 21.

Source: Bath Chronicle

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Plans to convert Wrexham town centre offices into HMO is allowed on appeal

Plans to convert town centre offices into a House in Multiple Occupation have been allowed on appeal.

Wrexham Council’s planning committee had refused permission for the development at the former ISP Architects office in Regent Street, Wrexham.

Members cited fears about living conditions for occupants, particularly the lack of external amenity space.

But Planning Inspectorate officer Declan Beggan has overturned the committee’s decision, meaning the development can now go ahead.

It is proposed to convert the property into a five-bedroom HMO.

Mr Beggan said: “The proposed development would provide an enclosed amenity area to the side and rear of the property that would be used for drying purposes, and a bin and cycle store.

“The council have not provided any adopted Local Planning Guidance (LPG) or other approved standards that relate to the provision of amenity space for the proposed development.

“In the absence of such standards there is no reasonable measure of what constitutes a substandard amenity area as referred to by the council in its refusal notice.

“Nevertheless, along with their appeal bundle the council provided a copy of an adopted LPG entitled ‘Conversion of Dwellings to Houses In Multiple Occupation’ and whilst strictly speaking related to the conversion of dwellings as opposed to business premises, nonetheless it gives an indication of the council’s aspirations in terms of provision of amenity space serving Houses in Multiple Occupation (HMO).

“It states that where proposals lack garden space, then space should be provided on the premises for drying clothes and for bins storage – the proposed development would provide for drying and bin storage areas.

“Based on my observations whilst on site visit and in the absence of any minimum standards set by the council, I consider the amenity space being proposed at the property as indicated on the amended plan to be adequate to serve the needs of future occupants.

“In terms of the wider amenity/recreational needs of future occupants of the development I consider these would be adequately met bearing in mind the site’s location within a built up area of Wrexham where numerous public open spaces and parks are within a reasonable walking distance.

“I therefore conclude the proposed development would provide acceptable living conditions for future occupiers with particular regard to the provision of external amenity space and as a consequence would not run contrary to policy GDP1 of the UDP.”

Prior to the original meeting, Offa Community Council had objected to the proposal, citing a detrimental impact on the conservation area in which the property falls.

But now approval has been granted, the first floor will be turned into four bedrooms with a communal bathroom while the ground floor will house a further bedroom as well as a communal living space, kitchen, toilet and shower.

Offa Community Council members felt the change to the front of the property, formerly occupied by ISP Architects, would have a significant detrimental impact on the terrace of business on the street.

They added that to introduce a HMO to the traditionally non-residential area of established businesses would not be in keeping with the conservation area.

Source: The Leader

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Armley: Another shared house plan knocked back by council

Leeds City Council has continued its hard-line stance against plans for shared houses in Armley by refusing ANOTHER planning application.

A revised planning application for a house in multiple occupation (HMO) would have seen six single bedrooms created in the end terrace family home in Brooklyn Place – down from original proposals submitted last August for nine beds.

The plans received letters in both opposition and support from local residents.

In refusing the application, a council planning report says:

“The applicant argues that this will provide a much needed alternative form of low cost housing for this area. However, the area is not considered to be lacking in HMO’s or flats and there is no known need for such.

“There is however recognised to be a need for family housing across the district, and this would provide accommodation for a larger or extended family unit. The loss of this unit is therefore objected to.

“The intensification in use of the property is also considered to result in harm to amenity, through overcrowding (demonstrated by lack of bathroom facilities), noise and increased parking demand. The revisions put forward by the applicant have not overcome these concerns. The change of use is therefore objected to. “

There has been a spate of  HMO refusals by the council in Armley following a landmark decision last August which refused plans for a HMO in Conference Road. Developers are currently appealing against that decision. Similar plans in Barden Grove were also refused by the council.

A HMO is a house which has been converted entirely into bedsits or other non-self-contained accommodation. More details here.

Source: West Leeds Dispatch

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Have your say on how council manages houses in multiple occupation in Wrexham

Members of the public are being invited to have their say on how a council manages houses in multiple occupation (HMOs).

In recent months Wrexham Council has received a spate of planning applications to turn properties into HMOs.

Some of the more notable applications reported on by the Leader recently include the refusal of a 20 room extension to an existing HMO in Pentre Felin, the conversion of a property in Pen y Bryn into a 10 bedroom HMO, which was approved on appeal, and plans to convert a property in Rhosddu Road into a self-contained apartment and a five-bedroom HMO – which was refused by the council but is now under appeal.

A consultation, which was launched by Wrexham Council at the end of last year and closes on February 19, looks at how the authority handles ‘concentrations’ of HMOs across the county.

A draft version of the ‘local planning guidance note 5: houses in multiple occupation’ made available to view on the council’s website explains how council chiefs intend to assess the proximity of existing HMOs to the site of any proposed new ones.

According to the document HMOs fall into two categories – small (occupied by three to six unrelated people) and large (occupied by seven or more people) and planning permission is required to turn any building into a HMO, as well as to turn a large HMO to a small or vice versa.

The document explains: “Most houses in multiple occupation in the county borough are found in Wrexham town and are predominately located within the wards of Offa, Smithfield, Erddig, Brynyffynnon and Grosvenor.

“Houses in multiple occupation can be of benefit to an area by providing low cost housing solutions for those who may otherwise have difficulty finding a place to live as well as accommodation for students, young professionals and health care workers.

“In fact, the Wrexham Council housing market assessment recognises that there is likely to be a need in the future for smaller units of accommodation in the county borough. HMOs can go some way towards meeting this identified need.

“The housing In multiple occupation review and evidence gathering report published by the Welsh Government in 2015 acknowledged that large concentrations of HMO can result in problems, including damage to social cohesion with higher levels of transient residents and fewer long term households and established families, greater difficulties for owner occupiers and first time buyers because of competition from landlords and a reduction in the number of family homes, increases in noise, crime and anti-social behavior and increase pressure for parking.”

Describing how the placement of HMOs will be assesed in order to avoid over-concentrations in certain areas, it adds: “Planning permission will not normally be granted for a new HMO if, including the property subject to the application, it will result in the number of residential properties in use as a HMOs exceeding 10 per cent (rounded to the nearest
whole number) within a 50 metre radius of the boundaries of the application site.

“The use of a 50 metre radius is considered to be the most appropriate way to assess HMO concentrations because it can be applied consistently to each proposal.

“In addition, to avoid concentrations of HMOs developing within streets, there must be a gap of at least two dwellings or other buildings not in use as a HMO between a proposed HMO and any existing HMOs.”

In terms of other planning requirements, the guidance note states houses in multiple occupation should have a large enough private outdoor area to provide external drying areas, cycle parking and bin storage.

Most HMOs will also need a separate licence from public protection and will be subject to conditions that require landlords to take all reasonable steps to control noise and anti-social behaviour.

To find out more, and to comment, visit www.wrexham. gov.uk/english/planning_portal/ and select ‘planning policy’ then ‘draft supplementary planning guidance notes for consultation’.

Source: The Leader

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Armley: New flats recommended for approval, despite concerns

Plans to turn a family home in Armley into a house into three flats could be approved by councillors next week, despite local concerns.

Applicant L&L Capital wants to turn the five-bedroom property into three individual flats at 4 Brentwood Terrace. The flats would create seven bed spaces between them.

brentwood terrace armley LS12

Image: Google Maps

Five local residents have objected as well as the three Armley ward councillors, who maintain there are too many flats and houses in multiple occupation (HMOs) being let out to single people, which leads to an increase in anti-social behaviour and noise.

A planning officer’s report recommends approval and concludes:

“Taking all relevant matters into account including the development plan and all representations received, the principle of the development on this site within the immediate location is considered to be acceptable in policy and planning terms and the impact is residential amenity is not considered to be, on balance unduly harmed.”

The south and west plans panel meets at Leeds Civic Hall next Thursday, 7 December, at Leeds Civic Hall, starting at 1pm. The agenda, and reports, can be read in full here.

The Dispatch has been following issues with shared housing (HMOs) and flats in Armley in recent months. Last month we reported a landmark decision to refuse planning permission for a shared house in Armley would be challenged after the developer launched an appeal.

Source: West Leeds Dispatch