Policy DM13 Flats, bedsits and larger houses in multiple occupation (HMOs)
Proposals for the construction or conversion of existing buildings to flats, bedsits and larger houses in multiple occupation will be permitted where they:
(a) achieve a high standard of amenity and living conditions for existing and future residents and would not result in an unacceptable impact on the living and working conditions of neighbouring residential and non-residential occupiers, in accordance with the criteria as set out in policy DM2 of this plan;
b) satisfy criteria (a), (b) and (c) for residential development as set out in policy DM12 of this plan; and
c) demonstrate that a satisfactory standard of servicing, parking and amenity space for all residents can be achieved within any limitations imposed by the size and configuration of the site, including making provision for appropriately located bin storage, cycle storage and drying areas in accordance with policy DM31 of this plan and the standards set out in appendix 3.
Landscaping schemes should be designed to be low maintenance and attractive and opportunities should be taken, where reasonably practicable, to reduce the level of car parking on and around the site.
Residential institutions and student accommodation
Development of residential institutions will be acceptable where it satisfies the following criteria, in addition to satisfying the overall objectives for sustainable development set out in policy DM1 and criteria for residential development as set out in policy DM12 of this plan:
a) The site is not designated or allocated for an alternative non-residential use;
b) the site is designated or allocated for housing development and it can be demonstrated that the proposal would not compromise the delivery of a sufficient number of dwellings to meet the calculated five-year housing supply requirement for the city; and in all cases
c) The location provides convenient and direct pedestrian access to local facilities and bus routes;
d) The provision of shared amenity space is satisfactory for use by residents and visitors;
e) Applicants can demonstrate the provision of satisfactory servicing and warden/staff accommodation.
Supplementary text
13.1 In accordance with advice in the NPPF supporting the conversion and reuse of existing buildings for housing (see also policy DM12), the existing housing stock can often be adapted to meet changing needs by converting or subdividing existing larger houses to smaller units (flats and bedsits) or to a house in multiple occupation. There has been significant trend for this form of housing in the private rented market in Norwich in recent years. This trend has emerged in part due to the accommodation needs of the city’s substantial student population, but also to cater for contract and transient workers and to address a general need for low cost accommodation for young professionals unable to afford home ownership.
13.2 It is important that such proposals take account of effects on the surrounding area, including housing density, residential character and the amenity and living conditions of neighbours. This policy allows for proposals to be determined on a case-by-case basis. The higher density of occupation resulting from conversion of single dwellings to flats or HMOs will give rise to increased pressure on on-street and off-street parking as well as requiring sufficient areas of private, useable amenity space and adequate refuse storage facilities for residents. It is also important that there is satisfactory internal space, the layout is planned to minimise potential possible noise nuisance and that adaptations are visually acceptable. These issues should be considered in accordance with the standards set out in the relevant policies elsewhere in this plan.
13.3 With regard to HMOs, this policy applies only to the change of use from C3 (dwellinghouse) or C4 (3-6 person HMO) to larger HMOs with 7 or more residents (classified in planning law as “sui generis”). It does not apply to the change of use from C3 to C4.
13.4 The purpose of the residential institution criterion of the policy is to ensure the essential needs of this type of development are met. Such proposals should also consider the requirements of policy DM12 and assess how the development will integrate into its surroundings.
13.5 For the purpose of this policy, residential institutions include residential homes, nursing homes and other communal homes that meet the supported care needs of the elderly and other vulnerable groups, but which do not provide their accommodation in self-contained dwelling units. The definition also extends to other communal establishments with residential care or support on-site (e.g. hostels and shelters).
13.6 The policy should ensure that the location, design and layout of institutional development and purpose-built accommodation for students provides a satisfactory standard of amenity and living conditions for residents and ensures good accessibility within the site for visitors and ready access to local facilities for staff and residents. The expansion of care home provision, particularly for dementia care, is a priority in Norwich and is supported by JCS policy 7. Owing to the absence of up-to-date information on the accommodation needs of students or residential care needs at the Examination, institutional development and purpose-built accommodation for students is not to be included within the five year housing land supply calculation unless compelling new evidence emerges.
References
- NPPF, CLG 2012: Section 6 Delivering a wide choice of quality homes; address the needs of different groups in the community including older people and people with disabilities (paragraph 50);
- National Planning Practice Guidance, CLG 2014: Design; Health and well-being; Housing and economic development needs assessments; Housing and economic land availability assessment.
- JCS policy 4: Housing delivery.
- JCS policy 7: Supporting communities.
- Norwich sustainable community strategy 2008-2020.
