Change of use of a former guest house (C1) to an 8-bedroom, 8 person house in multiple occupation (Sui Generis) (amended). 

The Executive Director for Economic Growth and Neighbourhood Services submitted a report on the above application.  A verbal update was given at the meeting, giving details of discussions with Environmental Protection and Nuisance officers regarding air quality and recommending an additional condition requiring the submission, approval and implementation of air quality measures which demonstrated sufficient mitigation to protect occupants from poor air quality.

Comments were received and considered.

Resolved –

That application 191479/FUL be refused for the following reasons:

(1)      The proposed scheme fails to demonstrate satisfactorily that future occupants would be protected from the effects of poor air quality and noise, which would have a detrimental effect on their amenity, contrary to Adopted Reading Borough Local Plan (2019) policies CC8, EN15 and EN16;

(2)      The proposed conversion to an HMO fails to demonstrate that the combination of the bedroom sizes and internal communal space layout would be sufficient to meet the reasonable needs of the future occupants, and therefore fails to comply with Adopted Reading Borough Local Plan (2019) policies CC8 and H8 and Reading Borough Council’s Residential Conversions Supplementary Planning Document (2013);

(3)      The conversion of the property to a Sui Generis large House in Multiple Occupation (HMO) would have a detrimental effect on the physical character of the area by exacerbating the number of HMOs in the area. This would have a negative impact on the mixed and sustainable community and without sufficient justification would therefore be contrary to Adopted Reading Borough Local Plan (2019) Policy H8: Residential Conversions and the Council’s adopted Residential Conversions SPD (2013).

(4)      The proposed scheme fails to demonstrate satisfactorily that flood risk would be reduced, and that future occupants would not be at risk in a flood event contrary to Adopted Reading Borough Local Plan (2019) policies CC3 and EN18.