Report by Local Democracy Reporter – Jon Cooper
Derbyshire planners have given the conditional go-ahead for a developer to convert a two-storey semi-detached property near Chesterfield town centre into a House in Multiple Occupation.
Chesterfield Borough Council’s planning committee granted planning permission with conditions at a meeting on Monday, June 1, for the vacant property on Rutland Road, Chesterfield, near West Bars, to be converted into an HMO for up to five persons with infill extensions and external alterations.
A council spokesperson stated: “The proposal seeks to utilise previously developed land, through the reuse of a vacant property, and therefore, in principle, meets the strategic requirements of Local Plan policies.”
Applicant Lifetime Property Investing Ltd’s scheme for the HMO involves converting the property into five single occupancy rooms, four of which will have en-suite bathrooms, and there will be a communal kitchen and dining area on the first floor and there will be a small outdoor seating area.
Chesterfield Borough Council planning officers had raised concerns about the residential amenity for the HMO’s occupants but it was reassessed with amended plans which are deemed acceptable.
The amended plans include an internal layout, the provision of the small outdoor area, space for bin and cycle storage, a reduction in the number of proposed occupants and bedrooms from six to five and the retention of an existing shop front.
Amended plans also include the retention of a chimney on the rear facing gable which was not initially included in the existing or proposed plans.
Planners considered that the site is located in the settlement boundary and within walking and cycling distance of key services and the town centre with access to public transport and facilities.
The council also favoured that the scheme seeks to use previously developed land with the reuse of a vacant property which its says meets the strategic requirements of Local Plan policies.
Despite planners concerns about privacy from windows facing a private drive and from the communal seating area, it was felt these were outweighed by plans to bring back into use a vacant property in a sustainable location at a time when the council is unable to demonstrate sufficient housing supply sufficient for five years.
Derbyshire County Council’s highways authority has raised no objections indicating that car-free developments are welcome even though this scheme has no space for off-street parking provision.
The Coal Authority also raised no objections to the plans and the Environment Agency says there is a low risk of flooding and it recommended that a condition be imposed covering water efficiency requirements.
One resident raised concerns about the implications of a jointly shared roof and a shared chimney stack but the council stressed that plans have been amended to retain the chimney.
A council spokesperson added: “The Local Planning Authority have during the consideration of this application engaged in a positive and proactive dialogue with the applicant with regard to residential amenity and appearance to achieve a positive outcome for the application.”
The planning committee approved the planning application subject to conditions including a scheme for biodiversity and ecological enhancement measures, details of the secured and covered cycle parking stands, and compliance with an optional requirement for water consumption.
Derbyshire has seen an increase in HMOs amidst some concerns that such developments can pose issues including poor housing alternatives, cramped conditions, drainage issues and the erosion of neighbourhood character.
Local authorities including Chesterfield Borough, Bolsover District, Erewash Borough and Derbyshire Dales District Council have all recently approved House in Multiple Occupation schemes involving conversions of old buildings or new-builds.
Developers, landlords and some councils argue HMOs are providing affordable accommodation and reviving derelict buildings while consideration is also being given during the planning process to any concerns involving drainage, appearance, residential amenity and the demand for homes.
