A bitter neighbourhood row has broken out after a couple with permission for a two-bedroom family home instead built a five-bed Airbnb “party house” for groups of up to 10 people to stay in. Furious residents in a quiet Henleaze street claim their lives have been made a misery by the developers’ “devious” tactics which has created a “revolving door” of unwanted guests who disturb their peace by shouting, drinking, fighting and playing loud music late into the night.
But the owners claim their neighbours in Hobhouse Close have a “grudge” against them and have even blamed locals for smearing “what looked like melted chocolate” on the downstairs windows. The couple, Hassan and Maryam Khaleghi, insist it was never their intention for the house to be an Airbnb but that they are locked into a contract with a letting agent, and that the use will stop when that expires – a promise that residents do not believe.
The saga came to light at Bristol City Council development control committee after the pair applied for retrospective consent to retain the property because it was built differently to the permission granted. Council officers told the meeting that it was “regrettable” that the approved plans were not followed but that the changes would involve only minor external alterations which were deemed acceptable and that members should give the go-ahead.
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They said the fact that the couple had created five bedrooms instead of two was not grounds for refusal because internal changes did not require planning permission and that the property had a licence as a small HMO (house in multiple occupation) for five people. But 94 objections were lodged to the retrospective consent and the committee heard the council had launched an enforcement investigation into the couple on suspicion of breaching the licence by having the property advertised on Airbnb for 10 people.
Any house that regularly has seven or more unrelated occupants requires a large HMO licence, the committee heard. Westbury-on-Trym and Henleaze ward Conservative Cllr Steve Smith, who is supporting the neighbours, told the meeting that the premises had never been used as either a family home or a small HMO but as a business.
“It was deliberately designed and built, and now operates permanently as a commercial premises offering short-term lets as a party house for groups of up to 10, often for just a couple of days at a time. This is an entirely inappropriate and antisocial use in a quiet residential area, and has a huge impact on the amenity of neighbours.
“The impacts include excessive noise, including loud music, shouting and fighting late at night, especially at weekends, and large numbers of cars or vans parked and driving dangerously around the property. The officer’s report says the developer has confirmed that this use will cease, but the property is still advertised openly on Airbnb, offering bookings into April 2023 at nearly £1,700 per week.”
Les Rowe, one of the residents in the close which surrounds a tree-lined green, said in a written statement: “The peace has been shattered by a builder who has conspired to produce a five double bedroom, four-bathroom business property which, in effect, he is now operating as a mini hotel. The impact on local residents in Broadleys Avenue and Hobhouse Close has been significant.
“Groups and stag parties have been turning up at all hours of the night and into the early morning. Residents have continually been woken and children disturbed by shouting and the noise of car doors and boots being slammed.
“Outdoor late-night parties, drinking and singing have been a regular feature.” Another neighbour, Martyn Jones, told the committee: “We can’t sleep in our bedroom anymore because of the noise from the Airbnb. This goes on seven days a week.”
The Airbnb listing describes the property as "the perfect place to enjoy a weekend break with family or friends, or to share with colleagues whilst working in Bristol." The host describes its aim to "create home from home settings for professionals working away from home".
Property 'vandalised'
Mr Khaleghi, a structural engineer and property developer, told the committee on Wednesday, December 7, that they bought a house in Hobhouse Close in August 2020 which had a plot next to it with planning permission – granted on appeal following the council’s refusal – for a new house, which is now No 30. He said: “On June 3, it was brought to my attention that No 30 had been vandalised – all the downstairs windows had been covered in what looked like melted chocolate and we can only assume this was one of the neighbours.”
His wife Maryam, a civil engineer who runs the business with him, said: “It was never our intention to let as an Airbnb. We let through an agent who was aware our property was a five-bed HMO and we had applied for a licence.
“When we discussed this, he told us that the contract we signed was serviced accommodation and immediately we asked him if we could end this contract, however, he wanted a very large sum as compensation so it has put us in a difficult position. We therefore promise that as soon as the contract has ended we will of course not let on this basis.”
A planning officer told members that granting permission would not give consent for short-term lettings outside what is generally acceptable in a lived-in home. He said that if the council’s planning enforcement team was satisfied the house was being used to the point that it constituted a change of use, it could take action.
“The exterior deviations from the approved plans are unfortunate, however, the agreed alterations as part of this application are considered to be sufficient to overcome the harm,” he added. Head of development control Gary Collins said Mrs Khaleghi’s comments about the couple being tied into a contract was the first officers had heard of that, but that it might not matter because the allegation of it being used for excessive short-term letting could continue to be investigated.
However, he said that only London currently had special controls over Airbnbs. He said approval should be granted with an advice note saying it was a dwelling house and not for short-term letting, although whether renting it out amounted to a change of use was a “grey area”.
Committee chair Green Cllr Ani Stafford-Townsend said: “There are five double bedrooms and there is a quantity of evidence around them being occupied, so it’s a 10-person HMO. The Airbnb listing says ‘five bedrooms, 10 guests’ – that is not a small HMO.”
Mr Collins said they would need evidence that it was actually being occupied by so many guests rather than just an advert inviting bookings. Green Cllr Guy Poultney said: “It will strike the public as utterly bizarre that a property that has been given permission for two bedrooms can then extend to five bedrooms and let to 10 people without seeming to need planning consent.”
Labour Cllr Chris Jackson said: “It amazes me that you can put in an application for a two-bed house and then you can then just build a five-bed with rooms that aren’t suitable for people to live in.” Members deferred their decision to the next meeting in January to give officers more time to seek legal advice and draw up a condition to ensure the current use stops.
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