Agenda item

Change of use for two dwellings from dwellinghouse (class C3) to one 9 person HMO and one 7 person HMO, plus provision of bin and bike stores for each. With internal reconfiguration on one property and a part two storey side, part two storey rear, part single storey rear extension on the other.

The committee considered planning application P24/V1839/FUL:

Change of use for two dwellings from dwellinghouse (class C3) to one 9 person HMO and one 7 person HMO, plus provision of bin and bike stores for each. With internal reconfiguration on one property and a part two storey side, part two storey rear, part single storey rear extension on the other.

Consultations, representations, policy and guidance, and the site’s planning history, were detailed in the officer’s report, which formed part of the agenda pack for the meeting.

The planning officer presented the report to members. 

The planning officer confirmed that one further representation was received since the report was published, stating that highway site visits did not accurately reflect congestion times, particularly during school hours, and requesting further monitoring.

The proposal was to convert two dwellings into Houses in Multiple Occupation (HMOs), with 7 rooms in number 30 and 9 rooms in number 28, all for single occupancy with shared kitchens. This single occupancy would be secured by condition. The proposal also included a two-storey side extension and a part single, part two-storey rear extension. Other than the extensions, there would be little alteration to the external appearance.

Existing driveway parking included 3 spaces at the rear of number 30 and 1 space at the front of number 28. The proposal included providing drop kerbs to the front of both properties to create 2 new spaces at number 30 and 2 additional spaces at number 28, while retaining the 3 spaces at the rear of number 30. Bin stores and cycle stores were shown on plans, with a condition recommended to secure their details and dimensions to meet capacity requirements.

Concerns were raised during the consultation process about changing the dwellings from family homes to HMOs. It was noted that under permitted development rights, both dwellings could change to HMOs with six rooms each, totalling 12 individuals without changes to parking, cycle storage, or waste storage. The proposed increase to 16 rooms (16 individuals) would not significantly increase the impact but would allow for securing amenities for residents.

Concerns about congestion and parking were reviewed by highways officers, who carried out out-of-hours visits and confirmed that the requirement for 0.5 spaces per resident could be met, raising no objections. The primary concerns related to congestion during school drop-off and pick-up times, which were traffic management issues related to the school, not directly caused by the proposal.

The conclusion was that the proposal's impact was not significantly greater than what could be achieved using permitted development rights for 12-bed HMOs, but it included provisions for parking, cycle storage, and waste storage. Conditions were recommended to restrict the number of rooms to 16 and single occupancy only, and to secure 8 parking spaces before any residents moved in.

The recommendation was to approve the application subject to the conditions set out in the report.

Councillor Adam Rankin spoke on behalf of Botley and North Hinksey Parish Council in objection to the application.

Neil Simpson, the agent representing the application, spoke in support of the application.

The head of development suggested tightening condition four, which set out the provision of car parking spaces. Specifically, it was recommended to ensure that the parking spaces were unobstructed by the removal of a lamp post before occupation. This adjustment aimed to ensure that the spaces were fully accessible and free of obstructions.

During the committee discussion members highlighted the need for affordable accommodation and noted that the proposal would provide housing for 16 individuals who might otherwise struggle to find a place to live. Members appreciated the clarification that the HMOs were not intended for student occupation, given the potential reduction in student numbers in the area.

Members expressed concerns about the loss of family homes and the impact on local congestion, particularly near Matthew Arnold School. Members also questioned how the proposal aligned with the local plan's housing mix requirements, which indicated a need for larger homes.

Members acknowledged the demand for affordable housing in Oxford and supported the proposal, noting that it was a controlled, high-quality conversion with provisions for waste and car parking. They also emphasised the employment benefits and the rigorous testing the proposal had undergone.

A motion, moved and seconded, to approve the application, with the additional wording to condition 4, was carried on being put to the vote.

RESOLVED: to approve planning application P24/V1839/FUL subject to the following conditions:

Standard

1. Work to commence within 3 years

2. In accordance with plans

 Prior to occupation

3. Details of works to entrance and kerb, and visibility splays

4. Provision of car parking spaces – Amended wording: Prior to the occupation of the new development, eight car parking spaces shall be provided in accordance with the details shown on approved drawing numbers OXL-27-24-12 Rev B and OXL-27-24-10 Rev B.

Each of the parking spaces shown on the approved plans shall be accessible from the highway into the parking space and unobstructed, and any associated works to achieve this shall be carried out prior to occupation of the development. The parking spaces shall be constructed, laid out, surfaced, drained and completed to be compliant with sustainable drainage (SuDS) principles, and shall be retained unobstructed except for the parking and manoeuvring of motor vehicles at all times.

Reason: To minimise displacement of parking onto the highway and to encourage the use of sustainable modes of transport (Policies CP33, CP35 and CP37 of the adopted Local Plan 2031 Part 1 and Policy DP16 of the adopted Local Plan 2031 Part 2).

5. Electric vehicle charging points

6. Cycle parking provision and store

7. Details of waste / cycle stores, and route to highway

8. Details of boundary treatment

Compliance

9. Materials as shown on plans

10.HMO – restricted occupation: No 30 to 9 individuals only and no 28

to 7 individuals only

Advisory notes

11.HMO licence

12.Dropped kerb works – licensing works

13.Obstruction to the highway

1. Informative - Biodiversity offsetting

2. Informative - Thames Water

Note: A short break was taken at 21:00. The meeting resumed at 21.02

Note: The Chair moved item 12 up the agenda.