Proposal:  Change of use from Residential Institution (Class C2) to House of Multiple Occupation (HMO) (Class Sui-Generis)

Applicant:  Higgins Property Investments Ltd

Agent:  Knight Gratrix Architects

Planning Permission GRANTED subject to the following conditions:

01  The development hereby permitted shall begin not later than three years from the date of this decision. 

Reason:  Required to be imposed pursuant to Section 91 of the Town and Country Planning Act 1990.

02  The development hereby permitted shall be carried out in accordance with the following approved plans: 010 Revision B; 011 Revision A.

Reason:  To ensure that the development is carried out in accordance with the provisions of the Development Plan.

03  All new work to the outside of the building must match existing original work in terms of the choice of materials, method of construction and finished appearance.  This applies unless differences are shown on the drawings hereby approved or are required by conditions to this permission. 

Reason:  In the interests of visual amenity and to ensure that the appearance of the building makes a positive contribution to the character and appearance of the area.  This is as set out in the National Planning Policy Framework (NPPF), DPD1 (Core Strategy) 2007 policy KP2 and CP4, Development Management DPD Policy DM1, and SPD1 (Design and Townscape Guide). 

04 Notwithstanding the details shown on the approved plans the use hereby approved shall not commence until details of the cycle storage have been submitted to and approved by the local planning authority and the cycle storage provided in accordance with the approved details. The cycle storage should thereafter be retained in perpetuity

Reason: To ensure that satisfactory secure off-street bicycle parking is provided in accordance with DPD1 (Core Strategy) 2007 policies KP2 and CP4, Development Management DPD policy DM1 and DM15, and SPD1 (Design and Townscape Guide).

05 Notwithstanding the details shown on the approved plans the use hereby approved shall not commence until details of the covered refuse storage have been submitted to and approved by the local planning authority and the refuse storage provided in accordance with the approved details. The refuse storage should thereafter be retained in perpetuity.

Reason: To safeguard the amenities of the future occupants of the proposed flats and adjoining properties and the amenities of the area in general in accordance with the National Planning Policy Framework (NPPF), DPD1 (Core Strategy) 2007 policy CP4, Development Management DPD policy DM1, and SPD1 (Design and Townscape Guide).

The Local Planning Authority has acted positively and proactively in determining this application by assessing the proposal against all material considerations, including planning policies and any representations that may have been received and subsequently determining to grant planning permission in accordance with the presumption in favour of sustainable development, as set out within the National Planning Policy Framework.  The detailed analysis is set out in a report on the application prepared by officers

Informatives

01  You are advised that as the proposed alterations to your property do not result in new floorspace and the development benefits from a Minor Development Exemption under the Community Infrastructure Levy Regulations 2010 (as amended) and as such no charge is payable. See www.southend.gov.uk/cil for further details about CIL.

02  It is the HMO Manager’s responsibility to ensure any necessary HMO licence is applied for to Private Sector Housing and the applicant is pointed to the current regulations for licensing which are due to be extended.

03  The applicant should be aware that a Manager for the HMO must be appointed and notified to the Council’s Private Sector Housing Team. All Management Regulations must be complied with, including the Manager’s duties 3 – 9 of the Regulations which can be viewed here: http://www.legislation.gov.uk/uksi/2006/372/contents/made

In particular, the Manager should note their responsibilities to provide information (Duty 3), take safety measures (Duty 4), maintain water supply and drainage (Duty 5), supply and maintain gas and electricity (Duty 6), maintain the common parts (including outdoor curtilage), fixtures, fittings and appliances (Duty 7), maintain living accommodation (Duty 8) and to provide sufficient waste disposal facilities (Duty 9).  

04  A fire and heat detection and alarm system appropriate for a two storey bedsit type HMO in accordance with the latest Building Regulations must be installed and operative prior to becoming occupied.

05  The applicant is directed to Private Sector Housing’s Landlords’ Forum and is invited to join at no charge at landlordsforum@southend.gov.uk

06  The waste storage should be located to the rear of the site.