Agenda item

The Committee is asked to receive a petition which objects to the proposed development of 10 Gade Bank, Croxley Green.  The petition has been signed by 27 residents.

“We, the undersigned residents of Gade Bank, Croxley Green, formally object to the proposed development of 10 Gade Bank, WD3 3GD into a 6-bedroom House in Multiple Occupation (HMO).

Background and Heritage

Gade Bank is a unique and historically significant road comprising 16 houses constructed between 1923 and 1926. Built by the Metropolitan Railway for its workers, the houses embody architectural and historical charm, characteristic of the Hamish Cross precast concrete designs. This quiet, secluded street reflects a cohesive and supportive community spirit that has thrived for decades. Permitting an HMO of this scale would irreparably harm the character, heritage, and fabric of

our neighbourhood.

Key Objections

1. Noise, Disturbance, and Loss of Amenity

•       The conversion of a family home into a high-density 6-bedroom HMO will lead to increased noise from tenants, visitors, and vehicles.

•       The semi-detached nature of these homes amplifies sound transmission, causing significant disruption to adjoining properties.

•       Residents’ peaceful enjoyment of their homes, as protected under the Human Rights Act 1998 (Protocol 1, Article 1), will be compromised.

2. Traffic and Accessibility Concerns

•       The road leading to Gade Bank, which is a narrow single-track road is unlit and poses a hazard to all traffic in the winter months as there is only one marked area to pass. The traffic created by six additional occupants on the road will be unsafe.

•       Gade Bank is accessible only via a narrow single-track road, which cannot accommodate increased vehicular traffic.

•       Insufficient parking will force vehicles onto green spaces or block driveways, exacerbating congestion and damaging the local environment.

3. Environmental and Structural Unsuitability

•        These properties, built nearly a century ago, are constructed of precast concrete, a material prone to degradation. Adding extensions or significant internal alterations could compromise structural integrity.

•        The area lacks the infrastructure (e.g., sewerage, drainage systems) to support the increased demand from a 6-bedroom HMO.

•        Excessive waste generation and refuse storage will further degrade the

•        neighbourhood’s environment and aesthetics.

4. Community Impact and Character

•         Gade Bank is a close-knit community, characterized by family homes and long-term residents. Introducing transient tenants undermines this harmony.

•         The HMO does not align with the established housing pattern or the cultural and social identity of the street.

•         This development will discourage future families from moving into the area, ultimately eroding its community-driven ethos.

5. Increased Safety Risks

•         Multi-occupancy increases the risk of fire hazards, particularly in older properties that were not designed for such uses.

Legal and Policy Considerations

Housing Act 2004

The Act imposes specific safety, space, and amenity standards for HMOs, which may not be achievable within the constraints of the property.

Town and Country Planning Act 1990

Under Section 57, local authorities can require planning permission for changes that

significantly affect the use and character of a property.

Article 4 Direction

We urge the Council to consider implementing an Article 4 Direction, which would remove permitted development rights for HMOs in areas like Gade Bank to preserve its unique character and ensure sustainable development.

Three Rivers District Council Local Plan

Policies promoting sustainable development and protecting residential amenity must be applied. This includes:

•       Policy CP12: Safeguarding residential character.

•       Policy CP1: Protecting environmental assets.

We request that the Council:

1.      Deny the proposed HMO conversion on the grounds of harm to residential amenity, community cohesion, and local heritage.

2.      Consider the designation of Gade Bank as a conservation area to protect its

       architectural and historical significance.

3.    Implement stricter controls on HMOs in similar residential areas under Article 4

       Direction.

Conclusion

The residents of Gade Bank are proud of our vibrant, family-oriented community. This proposed development would disrupt the harmony, degrade the quality of life, and irreparably alter the unique character of our street. We implore the Council to uphold the principles of sustainable development and prioritize the preservation of our heritage and community.

This petition is a collective effort to ensure that Gade Bank remains a safe, peaceful, and welcoming place for families and future generations.”

Angela Horan, the Lead Petitioner, presented a petition which objected to the proposed development of 10 Gade Bank into a 6-bedroom House in Multiple Occupation (HMO).

Councillor Sarah Nelmes responded to the petitioner on behalf of Councillor Louise Price who was not present at the meeting, as follows:

‘From a planning perspective it is unlikely that planning permission would be required from the Council for a change of use from a dwelling house to a House in Multiple Occupation.  If the house is to be occupied by fewer than 6 residents then planning permission is automatically granted by Government legislation known as the General Permitted Development Order (as amended), otherwise known as ‘permitted development.’  In such cases, the Council has no decision-making powers and therefore no ability to assess such a proposed development.

In terms of an Article 4 Direction to withdraw these permitted development rights, regard has to be had to national planning policy on this matter as well.  The wording of the National Planning Policy Framework limits the ability of local planning authorities to implement Article 4 Directions unless they have significant justification and robust evidence for doing so.  Such evidence would include, for example, if there were a significant increase in HMO conversions in the district which was having a significant and detrimental impact on local housing supply.  This is not considered to be the case in Three Rivers given that there are actually currently only 14 registered HMOs within the district and currently no new HMO licence applications have come in.  Furthermore, it is not considered appropriate to apply an Article 4 Direction to one solitary street within a district on the premise that a single dwelling may be converted to an HMO.  Article 4 Directions take significant time and resources to implement, including needing the approval of the Secretary of State and a lengthy consultation prior to implementation.  So it is very unlikely that an Article 4 Direction could take place if a dwelling in Gade Bank is converted to a HMO.

However, notwithstanding the planning position outlined, all HMOs - irrespective of size - must comply with the Management of Houses in Multiple Occupation Regulations 2006.  These regulations, which are enforced by the Council’s Residential Environmental Team, define the legal responsibilities for landlords and managers of HMOs in England and Wales.  This would include matters such as the fire risk concerns and that sort of thing.  Any HMO rented to 5 or more individuals forming 2 or more households and sharing facilities must hold a mandatory licence issued by the Council.  The licensing process focuses on assessing the property’s suitability and the landlord’s ability to manage it effectively, prioritising safety and management standards such as amenities, space requirements and fire safety.  No application for an HMO licence has currently been received by Residential Environmental Health for an address in Gade Bank.’