Larne: appeal over proposed 10-bedroom house in multiple occupation dismissed
An appeal against refusal of full planning permission by Mid and East Antrim Borough Council for a proposed house in multiple occupation, at 14 Victoria Road, Larne, has been dismissed by the Planning Appeals Commission.
Full planning permission is being sought for changing the use of the six-bedroom dwelling to a ten-bedroom house in multiple occupation (HMO). The appeal was made by Nadia Property Ltd. A site visit took place on June 2.
The commissioner’s report stated the “main issues in this appeal are whether the appeal proposal would provide a high quality and suitable living environment; and create or add to a pollution problem”.
The report said the building, a former dental surgery, is a two-and-a-half storey end-terrace property. It noted the council granted full planning permission for changing the use from a dental surgery to a dwelling previously.
It explained the appeal proposal would involve the sub-division of two existing bedrooms, the conversion of part of a ground floor front room into a bedroom and the conversion of another ground floor room to the rear into a bedroom. Also, there would be a kitchen and a shower room on the ground floor and a shower room or bathroom on the other two floors.
The report said: “The council contend that the proposed level of accommodation would not create a high quality or sustainable living environment.”
It noted: “Compatibility with surrounding land uses and not detracting from the inherent character of the locality are the elements that the council have concerns with.
“The appellants are of the view that the appeal proposal would make a positive addition to the town centre. However, the council consider that the area predominantly comprises single family homes with four, five or six bedrooms and that the appeal proposal would introduce a high density form of housing that would be out of character with the locality.”
Town Centre
The commissioner stated: “From the evidence presented and given its town centre location, I am not persuaded that the proposed development would be incompatible with surrounding land uses or detract from the inherent character of the locality.”
“The council consider that the proposed level and quality of accommodation has the potential to cause harm to and have a damaging effect on human health and the overall well-being of the future residents of the appeal proposal, ” the commissioner explained.
“Their concern is that there would be no living space and that the only internal communal/recreational space for the residents would be the kitchen area. They also express concern with the size of the three smallest bedrooms. However, the appellants contend that the individual bedrooms could provide sufficient space for relaxing and watching the television.
“Having seen the reconfigured room lay-out inside the appeal property and examined the proposed floor plans on the drawing, I consider that the bedrooms would be of a sufficient size to provide adequate space for the purpose of bedroom accommodation only.
“In relation to the communal kitchen, I accept that there would be space within that room for the residents to prepare their meals and eat together around a table. However, there would be no space in the kitchen, nor would a separate room be provided, to also accommodate a communal living area for the residents to relax and socialise together in, that is away from the cooking and eating area.
“In my judgement, the lack of provision of such a form of communal living area/space within the property for some ten individual adults would cause demonstrable harm to the well-being of those residents. Furthermore, this lack of said provision would not create a high quality and sustainable residential environment.
“The appellants consider that the HMO proposal would rely on the mains wastewater infrastructure. However, the council contend that there would not be sufficient capacity on the mains system to accommodate the appeal proposal and that non-mains wastewater infrastructure would have to be relied on. The council consider that sufficient information on such proposals was not submitted.
“The NI Water representative informed me at the hearing that the appeal property is in an area identified as having a pollution risk. In the absence of sufficient information, it has not been demonstrated that the proposal would not create or add to a pollution problem.”
The commissioner continued: “The council and the third parties expressed other concerns including that there may be privacy concerns for the future resident of the proposed front ground floor bedroom. I find that there would be no unacceptable adverse overlooking into the proposed bedroom.
“Other concerns raised included that there would be overlooking into a neighbouring property, that the area would be overcrowded and that additional on-street parking spaces would be required for the appeal proposal. Also, noise concerns are expressed and it was requested that consideration be given to waste storage/access for waste collection. I am not persuaded that they would be justifiable reasons that warrant dismissal of the appeal.”
However, the commissioner upheld the council’s reason for refusal and wastewater objections.
Michelle Weir, Local Democracy Reporter