11/00713/F - Borough Council of King's Lynn & West Norfolk

Generally speaking residents of HMOs would be expected to have a low level of car
ownership. However, planning cannot control the age, occupation or lifestyle of persons
occupying a property. It is likely that the occupants may be students of the nearby college
which is within walking distance, thereby having no need for a car, but this cannot be
guaranteed. It has been reported by neighbours, however, that students in the area
generally do have cars but don’t use them for college and keep them parked near their place
of residence.
Conversely, it may be argued that premises may lawfully be used for the accommodation of
a large family or 6+ individuals living together as a family and that such occupation may give
rise to even greater parking requirements than a multiple occupation use.
In terms of parking provision the government has relaxed the need for minimum standards
for parking. PPG13 states that local authorities "should revise their parking standards to
allow for significantly lower levels of off-street parking provision, particularly for
developments in locations, such as town centres, where services are readily accessible by
walking, cycling or public transport”.
In this case the site is close to the college, within walking distance of King’s Lynn town
centre, railway station, buses and shops. The site also provides for three off-street parking
spaces, so contributes someway to the local parking provision. Given that permitted
development rights allow for the use of the building as a HMO for up to 6 residents and the
fact that the current use of the property could house a large family with equal demands for
car parking facilities it is not considered that the demands for parking generated by this
proposal (1 additional bedroom over permitted development) would be significantly greater
or lead to significant highway safety concerns.
Residential Amenity, noise and anti-social behaviour
Third party objection has been made to the general noise and disturbance which may be
generated by the proposed change of use. Concern has also been raised regarding the
playing of loud music, groups of occupants congregating late at night and the general
demise of the area and increase in crime and vandalism. Concern has been raised regarding
the compatibility of the use in a family orientated residential area.
However, these issues could already occur with use of the site by a large family or smaller
HMO arrangement which would not require planning permission. In this case it is not
considered the proposal would lead to such an increase in general noise and disturbance to
warrant the refusal of planning permission.
The Community Safety & Neighbourhood Nuisance Officer has not objected to the proposal
but requests that due to the potential amount of people using the property, the applicant
should show that they are going to provide additional insulation to protect the neighbouring
residents. However, as this application would result in only one additional bedroom over the
permitted development limits it is not considered necessary to impose such a condition.
Impact on Conservation Area
PPS5 - Planning for the Historic Environment states that local planning authorities should
take into account the desirability of new development making a positive contribution to the
character and local distinctiveness of the historic environment. The site itself is not within the
Conservation Area but it can be seen from the opposite side of the road where the
Conservation Area boundary runs.
11/00732/CU Development Control Board
25 July 2011
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