Change of use from a six person HMO (House of Multiple Occupancy) to an 11 person HMO. This involves minor works involving the addition of an internal conversion of a first bedroom to kitchenette area.

The committee received the report of the Head of Development Management, including the relevant planning history of the site and details of the responses to the application. 

The Principal Planning Officer introduced the report explaining that the application was for a change of use from a six to 11 person House in Multiple Occupation (HMO).  This involved minor internal alterations to provide a kitchen on the first floor.  No external alterations were proposed.

The Chair invited Reeta Ram, the applicant, to speak to the committee.  Ms Ram outlined the significant community benefit of the proposed development to provide a range of supported living, including for the partners of those needing care.  To date referrals had been received from Harrow Council and Ms Ram hoped that local residents might also make use of the facility in the future.  Ms Ram noted that whilst people were wary of HMOs, no complaints about noise or disturbance had been recorded.

The Chair invited comments from the committee.

Committee members observed that there was a degree of public apprehension around HMOs.  However, at various locations around the town HMOs provided an important facility to those unable to buy.  It was suggested that the applicant work with neighbouring residents to reassure them about the impact of their operations on surrounding properties.

The Chair moved the officer’s recommendation

RESOLVED –

that planning permission be granted subject to the following conditions:

1.         The development to which this permission relates shall be begun within a period of three years commencing on the date of this permission.       

2.         The development shall be carried out in accordance with the following drawings, unless otherwise approved in writing by the Local Planning Authority. The following drawings are hereby approved: 18/002/56KF and 18/201/56KF Rev C.

3.         Within 3 calendar months of the date of this permission details of refuse and recycling storage and secure and weatherproof cycle storage facilities shall be submitted to and approved in writing by the Local Planning Authority and the storage facilities shall be installed in accordance with the approved details. The storage facilities shall be retained at all times thereafter.

Informatives

1.         In dealing with this application, Watford Borough Council has considered the proposal in a positive and proactive manner having regard to the policies of the development plan as well as paragraphs 186 and 187 of the National Planning Policy Framework and other material considerations, and in accordance with the Town and Country Planning (Development Management Procedure) (England) Order 2010, as amended.

2.         This permission does not remove the need to obtain any separate consent, which may be required under the Buildings Act 1984 or other building control legislation. Nor does it override any private rights which any person may have relating to the land affected by this decision. 

            To find out more information and for advice as to whether a Building Regulations application will be required please visit www.watfordbuildingcontrol.com.

3.         This planning permission does not remove the need to obtain any separate consent of the owner of the adjoining property prior to commencing building works on, under, above or immediately adjacent to their property (e.g. foundations or guttering). The Party Wall Etc Act 1996 contains requirements to serve notice on adjoining owners of property under certain circumstances, and a procedure exists for resolving disputes.  This is a matter of civil law between the two parties, and the Local Planning Authority are not involved in such matters.  A free guide called "The Party Wall Etc Act 1996: Explanatory Booklet" is available on the website of the Department for Communities and Local Government at https://www.gov.uk/government/uploads/system/uploads/attachment_data/file/393927/Party_Wall_etc__Act_1996_-_Explanatory_Booklet.pdf

4.         You are advised of the need to comply with the provisions of The Control of Pollution Act 1974, The Health and Safety at Work Act 1974, The Clean Air Act 1993 and The Environmental Protection Act 1990.

            In order to minimise impact of noise, any works associated with the development which are audible at the site boundary should be restricted to the following hours:

Monday to Friday 8am to 6pm

Saturdays 8am to 1pm

Noisy work is prohibited on Sundays and bank holidays

            Instructions should be given to ensure that vehicles and plant entering and leaving the site comply with the stated hours of work.

            Further details for both the applicant and those potentially affected by construction noise can be found on the Council's website at: https://www.watford.gov.uk/info/20010/your_environment/188/neighbour_complaints_%E2%80%93_construction_noise

5.         The planning officer's full report gives more detail than is to be found in the Decision Notice.  The full report can be obtained from the Council's website www.watford.gov.uk/planning, or on request from the Place Shaping and Corporate Performance service.