ITEM 1 Application DC/072752 Reference Location: 207 Hall Street, Offerton, Stockport, SK1 4JG PROPOSAL: Change of use to 8-bed House in Multiple Occupation (HMO (sui generis)) with associated external alterations including 2 storey rear extension with associated car parking, cycle parking and amenity space. Type Of Full Application Application: Registration 10.03.19 Date: Expiry Date: 05.05.19 Case Officer: Andrew Cotton Applicant: Gatechurch Ltd – Mr Mike Stenhouse Agent: Paul Butler Associates – Mr Ralph Taylor COMMITTEE STATUS This application has been referred to Central Stockport Committee for a decision at the request of Councillor Charlie Stewart due to concerns regarding onsite parking provision and concern over school place availability. APPLICATION SITE AND SURROUNDINGS This application relates to a two storey property on Hall Street on the junction of Hall Street, Turncroft Lane and Park Lane. The properties are currently vacant, having formerly been in use as a Class A2 property (professional and financial services). The property comprises rendered brickwork with a pitched slate roof, hipped in form. To the rear of the property is a large area currently open and consisting of a gravel surface, with the exception of a small wall close to the property which runs part way along the boundary with Park Lane. There are no trees currently on site. Vehicular access to the properties is from Park Lane, via an existing dropped kerb at the rear. The site boundary and the buildings side elevation is angled following the line of Park Lane. The site is located within a predominantly residential area, in close proximity to a designated small shopping area (Hall Street Other Local Shopping Centre). The application property is an end terrace property with the adjacent two neighbours both being in residential use. PROPOSAL Planning permission is sought to erect a two storey extension at the rear of the property and change the use of the property to a House in Multiple Occupation (HMO) (Use class: sui generis). The proposed works would create an 8 bedroom HMO. Four bedrooms would be en-suite with the remaining four sharing two communal bathrooms. The property would include provision for a shared lounge area, kitchen/diner and separate laundry/utility room. All habitable rooms will have a window allowing outlook and natural light. The proposal include renovation of the rear garden area to create three parking spaces, a bike shelter for four bicycles, a bin store and a small landscaped garden area. The proposed two storey rear extension would be set in slightly from the site boundary on Park Lane and set in two metres from the common boundary with the adjoining property at 209 Hall Street. The extension would have a hipped roof form which would sit below the ridgeline of the existing property. A new window would be introduced at ground floor level in the existing side elevation together with a new window at first floor level in the proposed extension, both facing onto Park Lane. The rear elevation of the proposed extension would introduce a window and patio doors at ground floor level and two new windows at first floor level. POLICY BACKGROUND Policies set out in the Stockport Unitary Development Plan Review (SUDP) adopted 31st May 2006 which have been saved by direction under paragraph 1(3) of Schedule 8 to the Planning and Compulsory Purchase Act 2004; & Policies set out in the Stockport Local Development Framework Core Strategy Development Plan Document (CS) adopted 17th March 2011. N.B. Due weight should be given to relevant SUDP and CS policies according to their degree of consistency with the National Planning Policy Framework (‘NPPF’) issued on 27th March 2012 (the closer the policies in the plan to the policies in the NPPF, the greater the weight that may be given); and how the policies are expected to be applied is outlined within the Planning Practice Guidance (‘PPG’) launched on 6th March 2014. Saved policies of the SUDP Review EP1.7 – Development and flood risk MW1.5 – Control of waste from development LDF Core Strategy/Development Management policies CS1: OVERARCHING PRINCIPLES: SUSTAINABLE DEVELOPMENT – ADDRESSING INEQUALITIES AND CLIMATE CHANGE SD-1: Creating Sustainable Communities CS2: HOUSING PROVISION CS3: MIX OF HOUSING CS4: DISTRIBUTION OF HOUSING H-1: Design of Residential Development H-2: Housing Phasing CS8: SAFEGUARDING AND IMPROVING THE ENVIRONMENT SIE-1: Quality Places SIE-3: Protecting, Safeguarding and Enhancing the Environment CS9: TRANSPORT AND DEVELOPMENT CS10: AN EFFECTIVE AND SUSTAINABLE TRANSPORT NETWORK T-1: Transport and Development T-2: Parking in Developments T-3: Safety and Capacity on the Highway Network National Planning Policy Framework Conformity The Planning Advisory Services’ National Planning Policy Framework Compatibility Self- Assessment Checklist has been undertaken on Stockport’s adopted Core Strategy. This document assesses the conformity of Stockport’s adopted Core Strategy with the more recently published NPPF and takes account of saved policies from the Unitary Development Plan where applicable. No significant differences were identified. Supplementary Planning Guidance Supplementary Planning Guidance (Saved SPG’s & SPD’s) does not form part of the Statutory Development Plan; nevertheless it does provide non-statutory Council approved guidance that is a material consideration when determining planning applications. The following are of relevance to this application - Design of Residential Development SPD Sustainable Transport SPD Transport and Highways in Residential Areas SPD National Planning Policy Framework The National Planning Policy Framework (the Framework) issued by DCLG on 19th February 2019 sets out the Government's planning policies for England, and how they are expected to be applied. The following sections of the NPPF are of relevance to this application – Chapter 2 – Achieving sustainable development Chapter 4 – Decision making Chapter 5 – Delivering a sufficient supply of homes Chapter 9 – Promoting sustainable transport Chapter 11 – Making effective use of land Chapter 12 – Achieving well-designed places Chapter 14 – Meeting the challenge of climate change, flooding and coastal change Chapter 15 – Conserving and enhancing the natural environment RELEVANT PLANNING HISTORY None Relevant NEIGHBOURS VIEWS Six neighbouring properties were notified of this application by letter. Two responses have been received objecting to the proposal raising the following concerns: Inadequate parking spaces for the number of rooms The councils Highways Officer notes that the level of car ownership associated with HMO’s is historically low and the location of the site is sustainable in transport terms therefore the provisions of three parking spaces is considered adequate. Noise from 8 ‘bedsits’ Property is aimed at young working people so noise will be an issue The Councils Environmental Health Officer who deals with noise has assessed the proposal and the submitted noise assessment and accepts the findings of the assessment, raising no objection subject to conditions. Lack of privacy on new and existing residents The proposed extension complies with the relevant policies of the adopted Core strategy as detailed in the assessment below and as such will not result in unacceptable impacts upon neighbouring residents and would provide adequate levels of amenity for future residents. Why were all residents not notified about the application? All adjoining neighbouring residents were notified by letter on 25th March 2019 as required by law. CONSULTEE RESPONSES SMBC Highways No objection SMBC Environmental Health – air No objection SMBC Environmental Health – noise No objection SMBC Housing Standards No comment SMBC Arboriculture No objection Greater Manchester Archaeological Advisory Service (GMAAS) No comment APPRAISAL Principle of development The application site is located within an accessible location being sited on Hall Street which forms part of the A626 connecting Stockport Town Centre and the M60 motorway. The site is within walking distance of a range of local shops and services on Hall Street and bus routes to Stockport, Heaton Norris, Offerton and Cheadle. The site is therefore located within a sustainable location, within the 1st of the spatial priority areas for new housing development as defined in policy CS4. The proposal therefore offers an opportunity to re-develop the existing building that is located within an accessible and sustainable location. In respect of the conversion of the property to provide an HMO, having regard to the range of uses in the immediate vicinity of the application site, with the majority of residential units in the area being family dwellings and no licensed HMOs being found within a 100m radius of the site, it is not considered that the proposal will result in an over concentration of HMOs in the area; rather, the introduction of an HMO at the application site would allow for the range of housing in the area to be expanded, thereby contributing towards the creation and maintenance of a sustainable urban neighbourhood, as advocated by core strategy policies CS2 and CS3. For these reasons and given that Stockport does not have a five year housing supply, subject to the development being acceptable in terms of its visual impact, its relationship to neighbouring residents; its impact upon the highway network and in all other regards, the principle of converting the buildings to provide an 8 bed HMO is acceptable and in accordance with the