A retrospective application to change the use of a former 55+ assisted living home to a House of Multiple Occupation for 16 people will be discussed by Thanet councillors next week.
The property at 6 – 6A Luton Avenue in Broadstairs had originally been earmarked to provide accommodation for 17 people but an application in 2021 was refused by Thanet council and dismissed at planning appeal.
The refusal was due to concerns of increased demand for parking, the number of residents and restricted parking area.
The Planning Inspectorate appeal noted the likelihood of increased noise and disturbance created by 17 individual residents compared to a care home. Parking pressures and a proposed new parking area at the back of the property would result in “vehicle movements along the drive and manoeuvring within the car park would take place excessively close to both No 8 and its and garden. The result would be an unacceptable increase in noise and disturbance to the residents of No 8.”
A previous application in 2021 for the erection of a three storey building containing up to 10 units following demolition of existing buildings was also refused due to the location, height, scale and footprint of the plans. This proposal was also dismissed at appeal.
Now a further application has been lodged by applicant Mr S Mayhew for an amended HMO plan,
Changes are:
Reduction in the number of beds from 17 to 16.
Removal of all off-site parking, including parking area to the rear.
Side door now fire door – restricted entry/exit Provision of landscaping at front and rear
No external alterations to the building are proposed, although internal alterations will be required to remove partition walls.
Representations
The council has received 89 representations with 23 in support and 66 objections. These raise concerns over traffic and parking, pollution, noise, that the HMO is currently operating without planning permission and overdevelopment.
Support said improvements had been made to the property, economic benefits, inclusive living spaces and the view that there is ample parking available.
Broadstairs Town Council recommends refusal saying past concerns have not been addressed. Kent Highways raise no objection now parking arrangements have been changed and Thanet housing noted the property is licensed as a HMO already.
The application has been called in to the planning committee by Broadstairs councillor and mayor Kristian Bright due to concerns the development is out of keeping with the area.
Development
The planning officer notes: “The existing property has eighteen bedrooms, eight on the ground floor and ten on the first floor. This application proposes to alter one bedroom and storage area at ground floor to a dining room and kitchen, as such there would be seven beds at ground floor. At second floor level, two bedrooms will be knocked through into one creating nine bedrooms on this floor.”
Communal lounges are on the ground floor and both of these rooms have adjacent kitchens. One further kitchen is on the first floor. All bedrooms have an ensuite.
They add: “Given that there are no external changes, the decrease in number of proposed residents compared to the previous use and previous application, removal of the rear car parking area, it is considered, that the development would have no significant impact upon the character and appearance of the area.”
Recommending approval, the case officer says: “Currently there is a need for housing in Thanet and the Thanet Local Plan identifies that HMOs can provide a cheap source of rental accommodation. “However the benefits of providing this accommodation must be weighed against the harm to parking amenity in the area and the living conditions of the neighbouring property occupiers (previous reasons for refusal).
“Residents have raised significant concerns about the capacity of Luton Avenue and the surrounding road for additional parking and the proposed use is of a significant scale. Due to the Inspectors concerns at the most recent appeal, the car parking to the rear of the site has been removed, this means that parking for the development would rely on street parking. Parking surveys have been submitted with the application and these have been carried out at various different times, this found that there was capacity to accommodate parking for the development within the street.
“On balance, the reasons raised by the previous refusal and concerns from the Planning Inspector have been sufficiently overcome. It is therefore recommended that Members approve the application subject to safeguarding conditions.”
The former Abbeyfield property was bought at auction in 2020 for £610,000.
Councillors will discuss the application at a meeting on August 16.
