Agenda item

To consider the report of the Head of Planning and Building Control.

(Report circulated)

Councillor Prowse declared a personal interest as a student landlord.

The Head of Planning and Building Control presented the planning application for the change of use from hotel to house in multiple occupation at 12 Queens Terrace, Exeter.

Members were advised that the site was located within the St. David’s Conservation Area and was a Grade II Listed Building. The existing hotel was arranged with nine letting rooms and manager’s flat but no dining facilities. The proposal was to use the existing hotel accommodation as nine letting rooms. The ground floor accommodation would be kitchen and living rooms for the house. No physical alterations to the building were required to facilitate the proposed change of use.

Members were circulated with an update sheet advising that condition four would be deleted as it was not necessary.

The recommendation was to approve the application, subject to the conditions as set out in the report, with the deletion of condition four and an additional condition requiring a management plan.

Mr Lacy (representing St. David’s Neighbourhood Partnership) spoke against this application. He raised the following points:-

• was the Chair of St. David’s Neighbourhood Partnership
• objected to the application
• student numbers in the immediate vicinity were in excess of the 20% stated in the Council Supplementary Planning Document
• would cause an imbalance in the community; there was a proposal for purpose built student accommodation for 260 students nearby at the Iron Bridge
• HMO permission would increase the value of the property
• would cause harm to the community
• disturbance of late night/early morning noise would have a detrimental effect on the quality of life of local residents making the area unattractive for family life
• would drive families out of the area
• would make the parking situation worse
• asked the Committee to defer the decision.

In answer to Member’s questions, Mr Lacy clarified that the owner would get more money for the property if it was an HMO and it was a flexible building that could be sub divided into two family homes.

Mr Dent (agent) spoke in support of the application. He raised the following points:-

• the building was occupied by the Esther Community from 1997 to 2004
• would cause damage to the fabric of the building if sub divided into family homes
• the student numbers in the area did not exceed 20%
• the development of chain hotels in the city offering discounts had put pressure on the viability of small hotels.

Discussion took place regarding the Supplementary Planning Document on student numbers and the need for the availability of different types of student accommodation.

The Head of Planning and Building Control stated that the 20% threshold did not apply to purpose built accommodation and the percentage households exempt from council tax were updated in May each year.

RESOLVED that the application for change of use from hotel to house in multiple occupation be approved subject to the following conditions:-

1)         The development to which this permission relates must be begun not later than the expiration of three years beginning with the date on which this permission is granted.

Reason: To ensure compliance with sections 91-92 of the Town and Country Planning Act 1990.

2)         The development hereby permitted shall not be carried out otherwise than in strict accordance with the submitted details received by the Local Planning Authority on the 19 September 2011 (dwg. no(s). J294/12/QT/04), as modified by other conditions of this consent.

            Reason: In order to ensure compliance with the approved drawings.

3)         Prior to occupation of the development hereby permitted, secure cycle parking shall be provided in accordance with details previously submitted to and approved in writing by the Local Planning Authority, and the cycle parking shall be maintained thereafter.

Reason: To ensure that cycle parking is provided, to encourage travel by sustainable means in accordance with Local Plan policy T3.

4)         The development shall not be occupied until the Local Planning Authority has approved a management scheme which shall include (amongst other things) the following:-

            (a)        details of any managing agent to be engaged by the developer

            (b)        details of the management arrangements for the development

            (c)        procedure for dealing with:-

(i)   management problems

(ii)  anti-social behaviour

(iii)  noise

(iv)  fire or security alarms sounding; and

(v)  other emergencies

(d)               safety and security measures and controls; and

(e)               confirmation that the development will be car free

Reason: To help protect the existing residential amenity standards currently enjoyed by neighbouring properties.

(Report circulated)