Agenda and minutes

Apologies for absence were received from the following councillors:

Councillor Lizzie Griffiths with Councillor Gillian Harwood in attendance as substitute, Councillor Pat Oven with Councillor Jason Fenwick in attendance as substitute, Councillor Richard Mills with Councillor Bob Hughes in attendance as substitute and Councillor James Jones with Councillor Jane Tyson in attendance as substitute. 

The following councillors gave their apologies with no substitute in attendance: Councillors Yves de Contades, Howard Smith and Cait Taylor.

In accordance with the local Code of Conduct, a councillor is required to disclose at the meeting any disclosable pecuniary interest (DPI) that they may have in respect of any matter for consideration on this agenda.  Any councillor with a DPI must not participate in any discussion or vote regarding that matter and they must also withdraw from the meeting immediately before consideration of the matter.

If that DPI has not been registered, you must notify the Monitoring Officer of the details of the DPI within 28 days of the date of the meeting.

Councillors are further invited to disclose any non-pecuniary interest which may be relevant to any matter on this agenda, in the interests of transparency, and to confirm that it will not affect their objectivity in relation to that matter.

There were no disclosures of interest.

To confirm the minutes of the meeting of the Committee held on 19 June 2024 as attached at Item 3. A copy of the minutes will be placed on the dais prior to the meeting.

The minutes of the Planning Committee meeting held on 19 June 2024 were agreed and signed by the Chairperson as a true and accurate record. 

To receive any announcements from the Chairman of the Committee.

The Committee noted the Chairperson’s announcements.

The Committee considered the above-mentioned full application for change of use from an existing dwelling house under C3 to a 7-bedroom HMO. 

The Joint Assistant Director for Planning, Claire Upton-Brown clarified that Councillor Howard Smith had not referred this application to the Committee, but rather she had referred it, owing to the interest and discussion surrounding HMOs at the Council.

The Committee received a presentation from the Senior Planning Officer, Katie Williams.  This application was one of four similar applications on the agenda for consideration.  The site was located within the urban area of Guildford and was also within the buffer zone of the TBHSPA.  It was on the eastern side of Applegarth Avenue and was surrounded by predominantly two storey semi-detached dwellings of varying sizes, several of which had benefitted from extensions.  There were also some two storey blocks of flats amongst the dwellings.  The property in this case had been previously extended by way of an extension and granted planning permission in 2004 and was previously a five-bed dwelling.  The ground floor had been converted to provide two additional bedrooms.  The proposed plan showed that four cars can be parked to the front of the property.  The County Highway Authority had requested that the existing dropped kerb be widened to enable vehicles to be able to manoeuvre more easily in and out of the driveway.  No details had been provided about the bin or bike stores but there was sufficient space to the front and within the rear garden of the property for this to be provided until details could be secured by condition.  

The Committee noted a map of all the properties within Applegarth Avenue and adjacent roads which had been granted or were pending an HMO licence.  A licence was only required for HMOs of five bedrooms or more.  The map did not show smaller HMO’s which for up to four bedrooms, did not require an HMO licence.  More detailed figures on the number of HMOs in adjacent roads were provided on page 48 of the agenda.  There was a total of 197 dwellings in Applegarth Avenue, with x27 existing or pending licensed HMOs which equated to 14% of the dwellings within the road.  Taking into account the current applications for HMO’s in Applegarth Avenue in combination with pending applications, if approved, would result in 30 HMO’s which equated to 15% of the dwellings within Applegarth Avenue.  It was also noted that the application property could be used as a six-bedroom HMO, under permitted development rights, without the requirement for planning permission.  

The Committee noted the plans and the proposed five bedrooms to be provided at first floor level.  The bedroom sizes complied with the nationally described space standards.  In addition, a communal kitchen, dining and living room would be provided.  The garage door on the front was to be replaced with a window and some window alterations to the rear. 

In conclusion, the property had benefitted from previous extensions and a 7-bedroom HMO could be  ...  view the full minutes text for item PL5

The Committee considered the above-mentioned full application for change of use of property from a residential dwelling (C3) to a 7-bedroom HMO (sui generis).

The Joint Assistant Director for Planning, Claire Upton-Brown clarified that Councillor Howard Smith had not referred this application to the Committee, but rather she had referred it, owing to the interest and discussion surrounding HMOs at the Council.

The Committee received a presentation from the Senior Planning Officer, Katie Williams.  The Committee noted that the application site was located towards the northern end of Applegarth Avenue.  It related to the righthandside of a pair of semi-detached dwellings.  The property was currently undergoing refurbishment and internal reconfiguration to create 7 bedrooms, each with its own private bathroom, communal kitchen and living area.  The property had existing capacity for two parking spaces, however, the County Highway Authority had said that they consider there should be three parking spaces.  They had therefore requested that the driveway was widened as well as the vehicle crossover which could be secured by condition as can the bicycle and bin storage.  Three bedrooms were provided on the ground floor and four bedrooms on the first floor.  The bedroom sizes would comply with the National Space Standards.

In conclusion, it was the planning officer’s view that the proposed 7-bedroom HMO could be provided without further additions to the property.  Whilst there was a requirement to widen the driveway, this would not adversely affect the character of the area.  The proposal would also comply with Local Plan policies H1 and H5.  Subject to the legal agreement and conditions as set out, the application was recommended for approval.

The Chairperson, Councillor King agreed to permit Councillor Howard Smith to speak in his capacity as ward councillor for this application.  He was therefore not a part of the Committee, gave his speech and left the room for the duration of the debate and decision made.

The Committee noted the concerns raised by Councillor Smith who stated that the character of an area was subjective and depended on how you defined it; was it by the shape of buildings, its amenities, or the community cohesion.  Most of the HMO’s were located in a particular area and therefore the 15% figure given regarding the concentration of HMO’s was not entirely reflective of the overall situation.  Was supportive of a couple of HMO’s but not the large numbers in Applegarth Avenue proposed which will inevitably affect its character.  It was incumbent upon the university to provide more housing so that these three-bedroom properties were available for more families.  It was noted that in the Strategic Housing Market Assessment (SHMA) it was stated that there was a need for 10%, 1 bedroom and 40%, 3-bedroom market homes in Guildford.  This should be taken into consideration so that local residents are not priced out of the market. 

The Committee discussed the application and noted comments that HMO’s also provided opportunities for people to have a room when they could not afford 2–3-bedroom  ...  view the full minutes text for item PL6

The Committee considered the above-mentioned full application for change of use from an existing dwelling house (Use Class C3) to a 7-bedroom house in multiple occupation (HMO) (Sui Generis). 

The Joint Assistant Director for Planning, Claire Upton-Brown clarified that Councillor Howard Smith had not referred this application to the Committee, but rather she had referred it, owing to the interest and discussion surrounding HMOs at the Council.

The Committee received a presentation from the Senior Planning Officer, Katie Williams.  The Committee noted that the site was located in the urban area of Guildford and consisted of a pair of semi-detached dwellings on the western side of Applegarth Avenue.  The property had the benefit of planning permission for extensions which had been constructed to create a 7-bedroom dwelling.  Three parking spaces would be retained however the County Highway Authority was concerned that there was insufficient space for three vehicles and required a condition for the applicant to demonstrate how this was to be achieved.  In addition, a condition was recommended to secure the details of bin and cycle storage.  Two bedrooms were proposed on the ground floor with five bedrooms on the first floor.

In conclusion, the proposed HMO could be provided without any further changes or extensions to the property.  There was a requirement to widen the driveway that could be secured by condition.  It was considered by planning officers that the proposed HMO would not have an adverse impact on the character or effect the balance of housing types in the area.  The application was therefore recommended for approval, subject to the conditions as detailed in the report.        

The Chairperson, Councillor King agreed to permit Councillor Howard Smith to speak in his capacity as ward councillor for this application.  He was therefore not a part of the Committee, gave his speech and left the room for the duration of the debate and decision made.

The Committee noted concerns raised by Councillor Smith that a more prescriptive policy was required to help manage the number of HMOs permitted in any one area.  Worplesdon Parish Council had also submitted concerns regarding the scenario in Applegarth Avenue which was welcomed.  If family homes were lost in the long term, then this would have an effect upon local schools and their viability moving forward. 

The Committee discussed the application and noted that the same amendments needed to be made to the conditions in relation to parking, to ensure that the driveway was made of a permeable surface.  

A motion was moved and seconded to approve the application which was carried.

In conclusion, having taken consideration of the representations received in relation to this application,  ...  view the full minutes text for item PL7

The Committee considered the above-mentioned full application for change of use from an existing dwelling house (Use Class C3) to a 7-bedroom house in multiple occupation (HMO) (Sui Generis). 

The Joint Assistant Director for Planning, Claire Upton-Brown clarified that Councillor Howard Smith had not referred this application to the Committee, but rather she had referred it, owing to the interest and discussion surrounding HMOs at the Council.

The Committee received a presentation from the Senior Planning Officer, Katie Williams.  This site was part of a pair of semi-detached dwellings with a footpath running alongside the property.  It was also located in the urban area of Guildford.  The County Highway Authority had requested that three parking spaces were provided, details to be secured by condition as well as bin and bicycle storage.  The property had two bedrooms on the ground floor with communal space and a kitchen with five bedrooms upstairs.

It was the planning officer’s view in conclusion that the proposal would not adversely affect the character of the area or balance of house types.  The application was therefore recommended for approval subject to the S106 Agreement and associated conditions.

The Chairperson invited the ward councillor Howard Smith to speak but he declined.

A motion was moved and seconded to approve the application which was carried.

In conclusion, having taken consideration of the representations received in relation to this application, the Committee

RESOLVED to approve application 24/P/00472 subject to the amended condition in relation to ensuring the driveway was constructed of a permeable surface and:

(i)                That a S106 Agreement be entered into to secure the provision of:

·        SANG and SAMM Contributions in accordance with the adopted tariff of the SPA Avoidance Strategy to mitigate against the impact on the Thames Basin Heaths Special Protection Area.

(ii)              That upon completion of the above, the application be determined by the Head of Place.  The preliminary view is that the application should be granted subject to conditions.

Committee members are asked to note the details of Appeal Decisions as attached at Item 6.

The Committee discussed and noted the appeal decisions specifically that Ockham Parish Council had launched a judicial review in relation to the recently granted appeal for the Wisley development.