Council turns down controversial plans for eight-bed HMO in Bath

Plans to turn a run-down four-bed property in Bath into an eight-bed house in multiple occupation (HMO) have been refused.

A bedroom at an HMO property | Library image

Developer 9SMP Ltd submitted an application to Bath & North East Somerset Council to change the use of 9 St Matthew’s Place in Pulteney Road.

The property was sold at auction last March for £514,000. The guide price had been £375,000.

The three-storey end-of-terrace house has no off-street parking but is said to be in a sustainable location.

In a pre-application enquiry to the council, the developer was advised that the change of use would breach the approved concentration of HMOS within a 100-metre radius. The threshold is 10%, but the concentration would be 12.7%.

However, the developer’s planning consultants argued that detailed analysis of the number of residential properties within 100 metres had revealed that the 10% threshold would not be exceeded.

Their report also highlighted that the energy-efficiency rating of the property would be improved from the current lowest G to potentially a D, but because the cheapest recommended improvements to achieve the required rating of C would top £10,000, an exemption would apply.

The property would not get a C even with the suggested works, the report claimed.

The council received 11 letters of objection to the plans, and ward councillor Alison Born (Widcombe & Lyncombe, Liberal Democrat) also objected. She said the applicant wanted an exemption from the Energy Performance Certificate (EPC) C requirement because it would cost over £10,000 to bring the property up to standard, adding: “I am concerned that the developer is prioritising short-term profit and is not committed to providing a good standard of accommodation for occupiers.

“I am also concerned the adjoining home is likely to be adversely impacted by noise from eight adults living next door.”

Councillor Born said the principal bedrooms could easily accommodate couples, which could mean 10 adults living in what was a four-bedroom family house: “This would put pressure on local services including parking and the refuse generated.

“The property has had a rat infestation in the past and due to its proximity to the canal, refuse needs to be managed extremely carefully which is often not the case with HMOs.

“The Widcombe Association are concerned about the potential loss of a family home, given the proximity of local schools.”

She also highlighted the already “significant” purpose-built student accommodation (PBSA) and HMOs in the area.

In their analysis, council planners gave an updated concentration figure of 11.7% of HMOs within a 100-metre radius.

Refusing the proposed change of use, they said: “The application for change of use to a large HMO fails to comply with the 10% threshold for HMOs and would result in an unbalanced community.

“The proposal would fail to meet the EPC C rating and does not provide any sound reduction measures, which would result in a poor standard of accommodation to the occupiers and to the neighbouring amenity.”