NEIGHBOUR LETTERS SENT- by sparrowjacc

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									PLANNING APPLICATION REF NO:               CR/2009/0171/COU

 LOCATION:                   13 VICTORIA MEWS, WEST GREEN, CRAWLEY

 PROPOSAL:          CHANGE OF USE FROM SINGLE DWELLING TO HOUSE OF
 MULTIPLE OCCUPATION WITH 6 BEDROOMS. GARAGE CONVERSION TO PROVIDE NEW
 LOUNGE

 APPLICANTS NAME:            Mr James Rodrigues,

 AGENTS NAME:                Mr Ian Woodward-Court,

 EXPIRY DATE:


 PLANS & DRAWINGS CONSIDERED:

 PLN01 Existing Elevations, PLN02 Existing Floor Plans, PLN03 Proposed Ground
 Floor Plan, PLN05 Proposed First Floor Plan, PLN05 Proposed Second Floor Plan,
 PLN06 Proposed Elevations, PLN07 Site Location & Block Plan, PLN08
 External/Parking Layout

 CONSULTATIONS

 Consultation expiry date:           7 May 2009

 Type                                            Comments

 1.     WSCC                                        No comment
 2.     CBC - Env. Health Division                  No comment
 3.     Private Sector Hsg Strat & Grants Manager States that generally the amenity provision for
                                               6 persons has been obtained.


 NEIGHBOUR LETTERS SENT:-

 1.     The Occupier           27 - 29 SIKH TEMPLE SPENCERS ROAD 16/04/2009
 2.     The Occupier           14 VICTORIA MEWS            16/04/2009
 3.     Mr Nedzad Hodzic       12 VICTORIA MEWS            16/04/2009
 4.     The Occupier           ASDA STORES LTD PEGLER WAY 16/04/2009
 5.     The Occupier                                       16/04/2009


 Neighbour expiry date:

 REPLIES RECEIVED:-

 6 letters of representation from 5 properties. Objecting to the proposal on the following grounds:
 privacy, noise, traffic, access, social matters, precedents, covenants restrictions, design, site not
 suitable, cycle and bin store inadequate.




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THE APPLICATION SITE:-

The site is 13 Victoria Mews in West Green, a 3-storey end-terraced town house. There are no
significant changes in ground level at the site. The property has an integral garage that has been
converted and forms a bedroom. The front of the property has been partially made into
hardstanding. There are no significant trees in the front garden however there is a section of
landscaping foliage which provides a level of amenity at the end of the Mews.

THE PROPOSED DEVELOPMENT:-

Permission is sought to change the use from a residential dwelling to a House in multiple
occupation. The proposal would provide accommodation for 6 people.

PLANNING HISTORY:-

Planning Application CR2008/0617/COU for a conversion from a residential dwelling to a House
in multiple occupation was refused.

The development of Victoria Mews was approved under planning application CR/2001/0300/FUL
–condition 29 refers to parking:

The building shall not be occupied until the parking spaces and turning facilities shown on the
submitted plans have been provided and constructed. The areas of land so provided shall not
thereafter be used for any purpose other than the parking and turning of vehicles.
REASON: To ensure that adequate and satisfactory provision is made for the accommodation of
vehicles clear of the highways in accordance with Policy GD3 of the Crawley Borough Local Plan
2000.

CR/2008/0248/FUL – Conversion of garage to habitable space and provision of hardstanding was
withdrawn.

PLANNING POLICY:-

The relevant policies from the saved Crawley Borough Local Plan 2000 are GD1, GD2 and GD3.
There are no policies in the Local Plan that deal specifically with HMO’s, however, Policy H9 is
considered applicable as it deals with shared accommodation. The guidance within
Supplementary Planning Document s106 Documents and Development Contributions is also
relevant.

The provisions of the Housing Acts are also a material consideration in this case. Room
standards are from the Institution of Environmental Health Offices “Amenity Standards for Houses
in Multiple Occupation”. Fire alarm standards are from the HM Government publication-“Fire
Safety Risk Assessment-Sleeping Accommodation”.


PLANNING CONSIDERATIONS:-

The main issues to be taken into consideration when determining this application are:

        •   Parking provision
        •   Principle of the use
        •   The standard of accommodation
        •   Impact to neighbour amenity
        •   Impact to the street scene

                                             Parking provision




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Supplementary planning document Planning obligations and s106 agreements states that the
maximum parking standards for HMO use is 0.5 spaces per occupant. Based on occupancy of
six persons the proposal requires the provision of three parking spaces.

The applicant within the submission identifies an area to the front of the property and indicates its
proposed use as that of vehicle parking identifying 1 vehicle space.

Due to the relatively compact nature of development within Victoria Mews, parking on the
highway does result in difficulties in manoeuvring and this has been witnessed at the site visit and
also contained within neighbouring representations.

Furthermore due to the nature of a HMO, it is more likely the use would generate a significant
increase in traffic movements than a family dwelling, as the occupants would not live together as
a single-family group.

It is considered that the current submitted parking layout providing a single space would not meet
current maximum standards for parking spaces and due to Victoria Mews having no parking
restrictions for on street parking and the increase in intensity and vehicle usage by the proposed
application it would therefore likely result in an increase in on-street car parking, to the detriment
of highway safety.

It is of note that representations have been received regarding the existence of covenants that
preserve the foliage at the front of the property.

The applicant has stated that the proposal is within a sustainable location whilst the proposal is
close to transport and shops it is not considered that the location is sufficient to justify the level of
parking provision.

It is concluded that the proposed use would be contrary to policy T3 of the Core Strategy and
saved policy GD1, GD3, of the Crawley Borough Local Plan 2000 and SPD Planning Obligations
and s106 agreements.

                                                Principle of the use

Policy H9 acknowledges the need for shared accommodation such as HMO’s, to be provided
within the Borough as a means of providing affordable accommodation groups. This type of
accommodation is therefore acceptable in principle provided the location and design of the
development is appropriate for the proposed occupiers, there is no adverse impact on the
character and amenity of the surrounding area and there is not a loss of small family dwellings.
The application property is not considered a small family dwelling and therefore in principle the
use of this house as an HMO is considered likely to be acceptable.

                                          Standard of accommodation

There is no specific planning guidance on accommodation standards relating to the conversion of
properties into HMO’s. The Private Sector Housing and Grants Manager has raised no objection
to the proposal providing it complies with the CBC standard for three-storey HMOs.

                                          Impact to neighbour amenity

Although there could possibly be more activity associated with the occupancy of the dwelling by
six adults than would be the case if a single family occupied the building, the proposal would not
create an additional impact to neighbouring amenity in terms of the principal of usage.


CONCLUSIONS:-




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Adequate provision cannot be made on site for the parking of vehicles in a satisfactory manner to
the standard required by the Local Planning Authority and is therefore likely to create additional
parking on the public highway, to the detriment of highway safety. The proposal conflicts with
Core Strategy Policy T3, saved Policy GD3 of the Crawley Borough Local Plan and the advice in
Supplementary Planning Document Planning Obligations and Section 106 Agreements.

RECOMMENDATION RE: CR/2009/0171/COU - REFUSE



REFER TO SEPARATE “CONDITIONS” LIST




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