Appeal 6003915

The appeal is dismissed.

The main issues are the effect on • The supply of family dwellings. • The living environment for the residents of the development

The appeal site comprises a two-storey semi-detached property located on a corner plot within a suburban area of the town. It is currently used as a House in [name] (HMO) comprising six bedrooms with communal kitchen, shared garden area to the rear and parking to the front. Its current use is within Class C4 which under permitted development can convert back to a single family dwellinghouse (Class C3). Class C4 limits occupation to six occupants.

The proposal therefore involves a change of use to allow the occupation of the property by seven occupants within seven bedrooms. This in turn would mean that permitted development rights to convert the property back to a single family dwelling would no longer apply. The seventh en-suite room would be provided by converting an existing first floor utility room.

[name] 1 and 4 of the Slough Local Development Framework Core Strategy 2006-2026 (2008) (CS) seek to direct development to the built-up areas with high density housing located toward the town centre or otherwise related to the site’s current or proposed accessibility, character and surroundings. In the urban areas outside the town centre, new residential development will predominantly consist of family housing at a density related to the character of the surrounding area with no net loss of family accommodation as a result of conversions or changes of use.

In this case, whilst there would be no actual net loss of family accommodation given that the existing property is already used as an HMO, the potential for the dwelling to revert to a family dwelling would be significantly reduced given that no permitted development rights for such a change would apply. This flexibility would be lost effectively resulting in the loss of a potential family dwelling.

The Council has provided evidence which demonstrates the continuing undersupply of family housing and which supports the aims and objectives of [name] 1 and 4 which as noted above seek to prevent further loss of such housing. Whilst the provision of HMO accommodation also provides valuable, affordable housing, the appellant has not provided any evidence that suggests that there is a similar level of undersupply.

Whilst the increased level of occupancy would have a minimal impact and the resulting number of occupants would remain compatible with the residential character of the surrounding area, which comprises predominantly of family dwellings, the loss of the potential for the property to provide a family dwelling results in a conflict with the above policies.

The National Planning Policy Framework’s overall aim in respect of the supply of homes is to meet an area’s identified need including with an appropriate mix of housing types for the local community. Having regard to the evidence provided, the proposal would conflict with these aims.

The existing garden and parking areas would not be altered as a result of the proposed development. The small but usable rear garden is south facing and provides a reasonably sized area for the occupants of the HMO to sit out and enjoy the area. The proposal to increase the occupancy by one would have a minimal impact and it would remain acceptable to adequately serve the enlarged HMO.

I therefore find that the living environment provided for the occupants of the enlarged HMO would be satisfactory and would thus accord with CS Policy 8 which seeks high quality design that, amongst other things, ensure appropriate levels of amenity space, and with Policy H20 of the Slough Local Plan (2004) which seeks to ensure that houses in multiple occupation provide satisfactory living accommodation and facilities

Overall whilst the living environment would be acceptable, the loss of the potential flexibility for the property to be used as a family dwelling would result in conflict with the relevant policies and with the development plan overall. There are no material considerations that indicate otherwise.

I conclude that the appeal should be dismissed.