Agenda item

To consider the report of the Chief Planning Officer on proposals for the change of use of a former residential home to create one House in Multiple Occupation and one 4 bedroom house.

(Report attached)

Further to minute 40 above, the Chief Planning Officer submitted a report on different redevelopment proposals submitted by the same applicant for the former residential home at 88 Victoria Road, Headingley. Officers highlighted the proposal to create one 8 bed House in Multiple Occupation and one 4 bed house. The report set out two proposed reasons to refuse the application.

Plans and photographs of the site were displayed and a further plan showing the proposed internal layout was tabled at the meeting.

The Panel heard representation from Mr T Cook, planning consultant for the applicant, who stated this proposal did address provision of non-student housing in the locality and highlighted the difficulties this property presented for sub division into smaller residential units. The Panel then heard representation from Dr R Tyler, Leeds HMO Lobby, who stated there was an over supply of student housing stock already in the locality and expressed concern that the property was already occupied. 

The Panel made the following comments:

• conditions for the residents of the 4 bed dwelling were sub standard in terms of inadequate amenity space.
• proposed bin and cycle storage regarded as inadequate as access was restricted by the three car parking spaces.
• the boundary wall would require amendment and the aperture to the parking spaces would need to be widened to accommodate three vehicles as no turning space could be provided on site.
• access to the car parking area was considered to be inadequate and the comments of the highways officer were noted.

Members acknowledged this was a difficult property but suggested the applicant should have developed clear proposals before the purchase. Members were minded to confirm the officer recommendation to refuse the application with the addition of one further reason based on inadequate driveway access; and insufficient space on the site for the car parking spaces requiring further amendment to the boundary wall.

RESOLVED – That the application be refused for the following reasons:

1)  The Local Planning Authority consider that occupants of the proposed 4 bed dwelling would be adversely affected by noise and disturbance from the level of activity and intensity of use of the adjoining 8 bed HMO and that the dwelling would have inadequate and unsatisfactory amenity space and as such would be contrary  to Leeds Unitary Development Plan Review policies GP5, BD5, H15 and Neighbourhoods for Living SPD

2)  The Local Planning Authority considers that the proposed development will be occupied mainly by students to the detriment of the housing mix in this locality and given the designation of this site within the defined Area of Housing Mix that the proposal would be detrimental to the balance and sustainability of the local community and to the living conditions of people in the area particularly in view of the cumulative effect of the number and concentration of student occupied properties in the locality, contrary to Policy H15 of the Unitary Development Plan and national guidance contained within Planning Policy Statement 1 aimed at developing strong, vibrant and sustainable communities and social cohesion.

3)  The LPA considers the amendment required to the boundary wall to create an aperture sufficient to allow three cars to access the designated car parking spaces to be unacceptable; and the access itself, without provision of a turning circle, to be an unsatisfactory arrangement