Planning permission has now been granted despite councillors’ concerns
The rejection of a HMO on Beverley Road has been overruled by the Planning Inspectorate. Despite Hull City Council‘s decision to refuse the application in September 2024, the plans have been granted permission at appeal.
Plans for a three storey extension to the rear of 109-111 Beverley Road were discussed at a meeting of the council’s planning committee in September 2024. The application proposed the site becoming a 24-bed HMO and one self-contained apartment, whilst maintaining ground floor office space.
The application was recommended for approval by the council’s planning department. However, councillors on the committee unanimously voted to refuse the application due to concerns surrounding car parking provision and outdoor amenity space.
When councillors raised concerns regarding car parking provision, a present planning officer explained that the council’s highway authority had stated its position that the scheme “is compliant with policy because it’s in a sustainable location.” The officer added: “Should we as an authority go for refusal, the highway authority will not support your refusal stance and that makes it very difficult at planning appeal.”
The refusal has now been overturned at appeal. The appointed Planning Inspector addressed both the committee’s concerns – parking and outdoor space – in overruling the committee.
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On parking, the Inspector noted that “the council’s Highways Authority accepted the reduced level of car parking proposed due to the site’s excellent access to alternative modes of travel and the low car ownership associated with HMOs.” The Inspector also noted the “frequent bus services to and from Hull city centre” and “a local Asda supermarket a short walk from the appeal site as well as a range of other shops and local services.” Adding: “The appeal site therefore has excellent availability and access to public transport and local services.
“Given that the proposed development provides a lower cost housing option than alternative rental models, it is not inconceivable that car ownership of future occupiers of the HMO would be low. As the appeal site is well served by public transport and would provide on-site cycle storage facilities, in my view it is more likely that future occupiers of the HMO would utilise these alternative methods of transport.”
On outdoor space, the Inspector noted the outdoor communal area that is included in the plans. Adding: “Whilst this would only provide a small area of outdoor space, the appeal site is also a short walk from Peel Street Park and 10 minutes’ walk from Pearson Park, which would provide further, alternative options for outdoor recreation for future occupiers.”