A GP surgery’s third attempt to turn vacant space into a four-bed house in multiple occupation (HMO) is being recommended for approval.
St Michael’s Surgery at Walwyn Way in Twerton
Bath & North East Somerset Council’s planning committee, which meets this Wednesday, 27th August, is however being asked to make the decision on whether to give the go-ahead for the controversial scheme at St Michael’s Surgery in Twerton, rather than delegate it to a planning officer.
Local councillor Sarah Moore stepped in to ask the committee to consider the plans, which have drawn objections from seven local people.
St Michael’s has a two-storey wing previously used to be a dental practice. It contains the main entrance to the surgery at Walwyn Close, although that would not be affected by the proposals. The work includes layout changes and partitioning, and some minor outside alterations.
In March 2024 the council refused permission for a HMO, mainly because of the risk of “sandwiching” No.14 Walwyn Close between two shared houses. No.12 had received planning permission in September 2021 to become a HMO.
There had also been concerns that two of the four bedrooms would only have obscure glazed windows and council planners also said that the proposal failed to secure the necessary EPC (energy performance certificate) level C.
A second application last autumn made some window changes and noted that the council’s HMO map showed no evidence of No.12 having implemented the change of use and that permission had now expired.
It also said the EPC rating of D could be increased with small upgrades, such as new solar PV panels and loft insulation.
But the application was again refused, with planning officers saying the occupier of the first-floor middle bedroom would have “unsatisfactory” living conditions because of an obscure glazed window, and although a rooflight had been added, there would still be no outlook. They also said the scheme failed to secure the necessary EPC.
Building consultants for St Michael’s say the latest scheme, which was submitted in June, ensures all bedrooms have front or rear-facing windows. EPC upgrades could include new windows to meet lower U-values and applying reflective coating to the south-facing windows, new solar PV panels and loft insulation.
But Councillor Moore (Twerton & Whiteway, Liberal Democrat) says the plans have not changed significantly and that unobscured windows will directly overlook and open out into St Michael’s car park, providing no privacy for the occupants or visitors to the surgery.
She says windows will open directly on to a neighbour’s garden, affecting their privacy and increasing noise.
She is also critical of the change of use of the accommodation from a GP surgery to a residential property “at a time of limited access to a doctor or NHS facilities”.
Other objections raised by locals include the lack of parking and outdoor space, overlooking, and anti-social behaviour associated with HMOs.
However, the planning officer’s report says the proposal complies with all council policies. From council records, 77 properties within a 100-metre radius are residential and there are three existing HMOs.
The proposed change of use would make that four, resulting in a concentration of 5.2% which is below the 10% threshold.
All habitable rooms would have a clear glazed and opening window and there would not be significant impacts from overlooking, loss of privacy and noise.
The report adds that the dental service that had been at St Michael’s relocated to Rush Hill and there is another dental practice next to the surgery.
Although there is no outside space for the proposed HMO, the site is said to be close to accessible natural green space.
The proposal includes secure and covered storage for four bikes. There is no car parking, but the officer’s report says: “Research commissioned by B&NES Council to support the SPD (supplementary planning document) found that HMOs result in no net increase in parking demand over that of a family home.
“The site is close to public rights of way and local bus services. Therefore, it is considered that the proposal would not result in significant additional parking demand or compromise highways safety.”
This Wednesday’s planning meeting is at the Guildhall in Bath, starting at 10am.
