Somerset Council: Chris Miell is pleased to announce that he has secured planning permission for a change of use of a former care home (Use Class C2) to a 35-person House in Multiple Occupation (Sui Generis) with associated vehicle and cycle parking at Wincanton, Somerset.
The application site is occupied by a large two-storey building constructed in the 1970’s as a purpose-built care home for elderly persons. Due to the site levels, the building has habitable accommodation over three floors.
The site was operated by the Local Authority and could accommodate a maximum of 44 persons. Following its closure, the property was into converted into a 35-person House in Multiple Occupation by the former landowner without planning permission.
An existing client approached us and explained that he intended to purchase the property as part of his company’s investment portfolio. Chris reviewed the property’s planning history and advised the client that the existing HMO use was unlawful and did not benefit from planning permission. This was not something that had been brought to our client’s attention by the vendor and estate agent.
Our client was grateful that we brought this matter to his attention and he changed to the terms of his offer to a ‘subject to planning’ purchase. Following this, he promptly instructed to us submit a retrospective planning application for the change of use to a large HMO.
To support the application, we prepared a detailed design, access and planning statement, which justified the proposal in policy terms. In particular, we were able to demonstrate that due to the significant housing need within the district and the site’s sustainable location near to Wincanton town centre, it was an optimal location for a large HMO. On that basis, we concluded the proposal would accord with the relevant local plan policies.
The application was well received by the statutory consultees, including Wincanton Town Council, but the further information was sought by the Local Highway Authority and Somerset Waste Partnership regarding parking management and refuse collection. Chris negotiated on client’s behalf and prepared a parking management plan to enable the LPA to impose a condition to control the use of the resident’s parking area. In addition, amended plans were prepared to satisfy the requirements of Somerset Waste Partnership. Upon review of these documents, the Planning Officer moved to approve the application.
In assessing the application, the Planning Officer concluded that “The site is located in the settlement of Wincanton which is defined as a Market Town by Policy SS1 where residential development is directed towards. he lawful use of the site as a care home already establishes a residential use on the site and while this is through specialist accommodation as opposed to open market dwellings, the proposed HMO, being Sui generis, is similar in nature to the lawful use of the site.
Policy 7 of the Wincanton Neighbourhood Plan (WNP) sets out further considerations for housing types and need within the settlement and again, while the Policy primarily concerns new open market dwellings, the supporting text identifies a need within the settlement for smaller housing types, namely 1 and 2 bedrooms and affordable accommodation. While the proposal is not for individual dwellings, it is considered to provide a specialist type of more affordable accommodation that provides a contribution to the range of housing options and needs within the settlement. It is also a material consideration that the Town Council supports the application. Therefore, overall, the principle of development is considered acceptable.”
If you are exploring the possibilities of converting/creating a new HMO development and seek assistance in steering your scheme through the planning process, then contact Pure Town Planning on 01202 585524, or email us at info@puretownplanning.co.uk for an assessment to see if we can assist.