Plans to turn a family home into seven bedsits on a “cramped” estate in Stoke Gifford have been refused by councillors against the advice of officers despite warnings of a costly appeal. South Gloucestershire Council development management committee was recommended to approve the change of use at 112 Kings Drive to a house in multiple occupation (HMO).
But members voted 6-2 to reject the proposals, saying they were unhappy about parking issues and communal space for occupants at the mid-terrace three-storey property. A planning officer told the meeting on Thursday, October 13, that there were no objections from highways officers and that a parking survey commissioned by applicants Pasha Wealth, a lettings company, showed there were enough spaces in the area, with two of the four needed provided on site.
She said refusal could result in an appeal which would require the council to provide firm evidence to justify the decision when officers had assessed that the plans complied with the authority’s own policies. The officer said that while the property already had very limited amenity space, the application would not make a poor situation worse.
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Cllr Mike Bell said: “It’s a cramped development and the roads are narrow. There is parking on the pavement which is a hazard to pedestrians. It will bring additional parking issues to the area.
“We all want to refuse this but we are bound by our own policies and the threat of claims against the council. We are driven into a corner. It’s difficult for us to make a decision because our hearts tell us no but the policies are getting us to agree to something we don't agree with.”
Cllr Ernie Brown said: “Cars have to park on the pavement, otherwise ambulances and services can’t get through. It’s a nightmare and this will just worsen the situation.”
Cllr Tristan Clark said there should be more communal space in the building and that he found it “unnerving” members were expected to “shrug” and accept what was proposed. Andrew Shore, transport and planning chairman at Stoke Gifford Parish Council, which objected to the scheme along with six residents, told members: “This is not an appropriate site for an HMO and should be refused.”
The planning officer said that while concerns about parking would be hard to justify at appeal, one reason for rejecting the conversion could be that the parking survey provided insufficient information because it took place in July when all the students who rent flats in the area and their cars were away. Cllr Colin Hunt said: “The officer has put forward a fantastic reason for refusal that we could defend at appeal.
“We could not defend on parking but insufficient information is very valid.” Meanwhile, members unanimously approved a seven-bed HMO at 20 Cassell Road, Staple Hill, despite concerns about parking issues from Downend and Bromley Heath Parish Council and objections from 17 neighbours, after hearing it already had a licence for six bedsits.
One resident told the committee the parking survey for this application was also done in July when many people were on holiday and that there were concerns about the lack of communal space. A council officer told the meeting that issues of internal space would be dealt with by licensing rather than the planning system.
Cllr Bell said: “This is just for one additional person, it’s not starting an HMO from scratch, so I would support it.”
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