Greenfields, Shrewsbury, Shropshire.

 

Planning Application submitted and approved for conversion of existing residential unit to a "Suis Generis" use (house with 7 rent-able rooms).

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This application should be seen in conjunction with the Certificate of Lawfulness Application for a 6 bed HMO at the same property as the applicant was trying to maximise the development potential of the property.  In order to do this a full planning application was required to gain the additional bedroom and thereby change the use from a C4 (HMO use class) to a Suis Generis Use class (sui generis is Latin for 'of its own kind'. It is a term used to categorise buildings that do not fall within any particular use class for the purposes of planning permission. The different use classes are set out in the Town and Country Planning (Use Classes Order 1987). 

 

En-Plan produced the two applications and both were submitted to Shropshire County Council Planning Department.  The Submitted Certificate of Lawfulness Application sailed through the planning process as you are allowed to change the use of a house from a residential unit to a house in multiple occupation without the need for planning permission.  The Certificate of Lawfulness gave a legal view on this and allowed the applicants the ability secure funding for the scheme safe in the knowledge there would be no issues in terms of Planning Enforcement  at a later date.

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The planing application required for the 7 bed sui generis use included the erection of a single storey side and rear extension and rear dormer window to facilitate an additional room in the extended roof space to provide a total of 7 rentable rooms in association with change of use from residential to sui-generis use (large house in multiple occupation) and provision of extended dropped kerb to provide vehicular access and parking for 2 cars

 

The planning application was called into Planning Committee by the Local Councillor but En-Plan were able to attend and speak on the merits of the application which subsequently received approval at the meeting.   To understand the decision we have prepared the following planning assessment of the application.

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Principle of development

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The property is located in Greenfields area of Shrewsbury which refers to a residential neighbourhood located on the eastern side of the town. It is situated between Whitchurch Road (A49) and Longden Road, approximately 2 miles south-east of the town centre. Shropshire Core Strategy Policy CS2 and SAMDev policy MD1 identifies Shrewsbury as the primary focus for housing development for Shropshire and the provision of housing within the urban area of Shrewsbury accords with SAMDev Policy S16. The existing house is situated within the Greenfields area to the North of Shrewsbury Town Centre which is an established residential area. The site is located within close proximity to a range of services and facilities and within easy walking or cycling distance of Shrewsbury town centre with a wide range of retail and leisure facilities and employment opportunities and easy access to public transport including the bus and train station. It is therefore considered to be a sustainable location for the provision of House in Multiple Occupation accommodation.
 

The need for this type of accommodation and also the impact on the balance of accommodation in the locality has been questioned. The local member also considers that the accommodation will be ‘non-commissioned exempt accommodation’ and that ‘under Section 13 of Housing Benefit Regulations, it has to be demonstrated that there is need for this type of accommodation and that the need is not met elsewhere’.
 

The Council having checked with the Housing team and Regulatory Services confirmed that there is only one licenced House in Multiple Occupation nearby at no 28 Ellesmere Road but there are no other licenced Houses in Multiple Occupation in the local area. It is considered that the provision of a House in Multiple Occupation for up to 7 would not significantly impact on the mix and type of housing available in the locality. .
 

Parking/Highway impact

The Council took the view that whether the house remains as a single dwelling or is occupied by six or seven unrelated individuals would not significantly impact on highway or pedestrian safety or the availability of on-street parking in the locality. It is considered that the proposed development including the provision of two parking spaces would not significantly impact on the amount of traffic or result in increased congestion or air pollution in the area. To conclude the scheme was viewed to have a neutral impact on highways and access in the area.
 

Impact on the character and appearance of the area

The proposed extensions include a single storey side and rear extension and the insertion of a dormer window to the rear and a roof light to the front. The dormer window and roof light are both permitted development and do not require planning permission. It is considered that the proposed replacement single storey extension to the rear and side extension to the existing would have no adverse impact on the character and appearance of the building. The dwelling is currently vacant and in need of repair and renovation, and the proposed conversion to a House in Multiple Occupation and associated external and internal alterations would secure its future maintenance.
 

The house is not a listed building and is not in a conservation area or subject to an article 4 direction. Any repairs and alterations to the front of the house do not need planning permission and therefore it would not be reasonable to impose conditions stipulating what materials can be used in making any improvements to the front including changing the windows.

Impact on residential amenity
 

With regards to the impact of the proposed single storey rear and side extension this replaces an existing extension and does not extend any further to the rear than the existing. The replacement rear extension does not need panning permission and it is only the part of the extension to the side of the existing that actually requires planning permission. It is considered that the proposed single storey flat roof extension would not have any significant adverse impact in terms of loss of light, a loss of privacy or appearing overbearing or obtrusive.

CONCLUSION

It is considered that the proposed change of use is acceptable in principle and will help contribute to the provision of a balance in the type, size, tenure and affordability of accommodation in a sustainable location near to Shrewsbury town centre and therefore accords with adopted planning policy, and the submitted planning application was approved..

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Post planning En-Plan have gained Building Regulations Approval for the technical detail for the conversion and the project is now complete although the applicant has opted for the the 6 Bed House in Multiple Occupation as the cost of the new dormer required to allow for the additional bedroom did not stack up financially at this early stage although it remains an option for a future date.

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Further Information

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If you would like to find out more about how our Planning Consultancy and Architectural Design Services can work in perfect sync to achieve a successful outcome in the planning system please contact us and we will be only too happy to talk through any questions or development proposals you may have.

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