Agenda item

Change of use of the first and second floors from offices (use class E(g)) to a house in multiple occupation.

The Committee considered application P/FUL/2022/0106 for the change of use of the first and second floors from offices (use class E(g)) to a house in multiple occupation at Barnack Chambers, 9-9A West Street, Blandford Forum DT11 7AW

 

With the aid of a visual presentation, and taking account the detail in the report, officers provided context of what the main proposals, principles and planning issues of the development were; how these were to be progressed; and what this entailed, taking into account the policies against which this application was being assessed.

 

Plans and photographs – interior and exterior - provided an illustration of how the conversion was to look – including its design and dimensions; access and parking considerations; building regulations and licencing requirements; how space would be used; what facilities there were and how these would be accessed; and the development’s setting within that part of the Conservation Area of Blandford.

 

Officers showed the development’s relationship with other adjacent residential

and commercial development, with the characteristics of the site area being shown. Views around the development site were shown, which provided a satisfactory understanding of all that was necessary.

 

Officers confirmed the conversion would contribute towards much needed accommodation of this type identified within the town and although situated within the retail are of the town centre, the ground floor retail was not affected by the proposal. What assessment had been made in the officers coming to their recommendation were drawn to the attention of the Committee, with the proposal being considered to be acceptable by officers.

 

Matthew Holmes, agent, considered the conversion to be sustainable and appropriate which had been considered acceptable in principle in the neighbourhood plan and would meet an identified demand for this type of development.

 

Blandford Forum Town Council had objected to the application on the grounds that, whilst welcoming residential development above retail, did not believe that the proposals were sustainable, particularly in terms of the dimensions of the units. They referred to the regulations for such premises and those standards to be met.  They also raised concerns in relation to fire safety.

 

Having heard what was said, officers responded to some of the pertinent issues raised, being confident that each one could be addressed by the provisions of the application.

 

Officers clarified the differentiation between regulations and requirements for Houses in Multiple Occupation (HMO’s) and dwellings/flats and that this planning application was being considered on the basis of the former. Seemingly, the basis of the Town Council’s objection was on the latter. The case officer considered therefore that the proposal did comply with the Regulations’ standards and that the development was therefore not considered to be cramped and unsustainable. Regarding fire safety, officers confirmed this would be a matter for Building Regulations.

 

The opportunity was then given for members to ask questions of the presentation and what they had heard, in seeking clarification of aspects so

as to have a better understanding in coming to a decision.

 

Some important points raised, some of which they considered still required clarification, were:-

·        what the individual dwelling unit dimensions were, how these met the necessary planning requirements and how assessment of the suitability of these had been made

·        what the differentiation between dwellings/ flats and (HMO’s) were and how the necessary regulations governing this would be applied

·        how facilities within the converted units would be accessed and the means by which this would be achieved

·        parking arrangements

 

Officers addressed the questions raised – and provided what clarification was needed - providing what they considered to be satisfactory answers, which the Committee understood to be, and saw, as generally acceptable.

 

Of importance was that officers considered there to be no material considerations which would warrant refusal of the application and that this was the basis of the assessments made and the recommendation before the Committee.

From debate, the majority of the Committee considered the proposal to be acceptable - in meeting an identified need, with the introduction of residential accommodation on the upper floor being considered to contribute positively to the vitality and viability of the town centre, bringing vacant space back into use.

 

Having had the opportunity to discuss the merits of the application and an

understanding of all this entailed; having taken into account the officer’s report

and presentation; the written representation; and what they had heard at the

meeting, in being proposed by Councillor Carole Jones and seconded by

Councillor Belinda Ridout, on being put to the vote, the Committee agreed – unanimously - to grant permission, subject to the conditions and informative noted set out in paragraph 17 of the officer’s report.

 

Resolved

That permission for application P/FUL/2022/01062 be granted subject to the conditions and informative noted set out in paragraph 17 of the officer’s report.

 

 

 

Reasons for decision

·        The location is considered to be sustainable ·        There is no harm to the architectural and historical qualities of the listed building, the setting of nearby listed buildings will be preserved as will the character and appearance of the conservation area. ·        The room sizes are considered to be acceptable; they comply with the Licensing of Houses in Multiple Occupation (Mandatory Conditions of Licences) (England) Regulations 2018. ·        There are no adverse residential amenity impacts arising from this proposal