2 Allandale Gardens, Lancaster, LA1 5JN

the change of use of dwellinghouse (C3) to a 3 bedroom house in multiple occupation (HMO)(C4) and retrospective internal alterations including conversion of existing garage into ancillary living accommodation

Authority: Lancaster City Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Change of use
Inspector: Wraight G

Main issues, as the Inspector framed them

Whether the proposal would be suitably located having regard to relevant development plan policies concerning the concentration of houses in multiple occupation (HMOs) in the locality
The effect of the proposal on highway safety, with particular reference to parking
The effect of the proposed external works on the character and appearance of the area

What decided it

The proposal would fail to accord with Policy DM13 of the DMDPD by maintaining an HMO concentration above the 10% threshold, and the limited benefits do not outweigh this harm to the development plan.

Plan policies cited: Policy DM13, Policy DM1, Policy DM19, Policy SP9, Policy DM29, Policy DM62

Read the decision letter on the Inspectorate’s site

The main issues and the deciding factor are read from the published letter by Town Planner Pro; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

What an account adds

Draw a red line around your site and the appraisal follows.

Heritage. Listed buildings by grade and distance, conservation areas, scheduled monuments, registered parks and gardens, heritage at risk.
Landscape and environment. Green belt, national parks and national landscapes, SSSIs, ancient woodland, SPA, SAC and Ramsar sites, nutrient catchments.
Flooding. Flood zones 2 and 3, surface water, and both again with climate change.
Transport. The 800 metre station catchment and service frequency, bus stops with their weekday frequency, the cycle network, and the Framework’s transport tests measured for the site.

Then the development plan position, the housing land supply as an Inspector last accepted it, and every appeal decided around the site with its letter.

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