AdoptedApril 2012

Houses in Multiple OccupationSupplementary Planning Document

www.milton-keynes.gov.uk/himos

Development Plans

                 

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1Context1

3Background2

5Is planning permission required?3

6Determining Applications4

13Existing PoliciesA

16Parking ZonesB

17Example ConditionsC

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1 Context

1.1 This Supplementary Planning Document(SPD) has been adopted(1) to set out the Council’sapproach to considering applications for a changeof use from a single dwelling to a House inMultiple Occupation. The SPD expands uponPolicy H10 of the adopted Milton Keynes LocalPlan 2001 – 2011 and Policy CS10 of the MiltonKeynes Core Strategy (see Appendix A for thepolicies in full).

1.2 The Council approved a HiMO Strategy onthe 24 October 2009. This recognises that HiMOsare an important part of the Borough's housingstock and that many people rely on them to meettheir housing requirements. It also recognises thatthere are potential problems often associated withHiMOs, including impacts on surrounding areas.

1.3 The report 'Evidence gathering - housing inmultiple occupation and possible planningresponses' (September 2008)(2) summarised themain possible impacts of HiMOs as being:

anti-social behaviour, noise and nuisanceimbalanced and unsustainable communitiesnegative impacts on the physicalenvironment and streetscapepressures upon parking provisionincreased crimegrowth in private rented sector at theexpense of owner-occupationpressure upon local community facilitiesrestructuring of retail, commercial servicesand recreational facilities to suit the lifestylesof the predominant population

1.4 Some of the issues identified in theSeptember 2008 ECOTEC report, such as increasedcrime or pressure on local facilities, have beenfound not relevant in Milton Keynes, or there hasbeen insufficient evidence found to support thesefindings in Milton Keynes. This could be becausethese issues are linked to areas with highernumbers of HiMOs or student HiMOs. In MiltonKeynes unlike many other towns and cities, HiMOs

are generally not occupied by large numbers ofstudents, although in the future this may changeas the University Centre MK grows. Instead, thereare primarily two types of HiMO occupants, thoseon lower incomes to which HiMOs provide anaffordable solution to their housing need; andhigher earners who for example will occupy moreexpensive HiMOs as they may be new to an areaand want to share and network with otherlike-minded professionals but do not require morepermanent accommodation. For Milton Keynes,the main impacts are considered to be related to:

ParkingWasteNoiseMixed communities

1.5 In September 2010 the Councilcommissioned ORS to undertake an analysis ofHiMOs in Milton Keynes, looking at thedemographic and economic profile ofoccupants(3). This report has helped inform theevidence base for this SPD.

1.6 It is not suggested that all these problemscan be attributed to the presence of HiMOs, orthat all HiMOs create such problems. Not all of theissues are capable of being solved directly throughplanning powers either. Nevertheless, the issuescan be associated with a high concentration ofHiMOs, and planning has an important role inreducing and managing impacts through workingto ensure that the community as a whole is mixedand sustainable.

1.7 This document relates only to planninglegislation and the planning process. In order tooperate a HiMO legally, it is essential that landlordsensure they are in accordance with all legislationsuch as planning, housing and buildingregulations.

1.8 This SPD sets out the Council's approach todetermining planning applications for a changeof use to a House in Multiple Occupation.

1 The SPD was formally adopted on the 10 April 20122 http://www.communities.gov.uk/documents/planningandbuilding/pdf/evidencegatheringresearch.pdf3 The ORS report is available within the HiMO SPD Supporting Evidence and Regulation 17 Documents from

http://www.miltonkeynes.gov.uk/himos

1 . Context

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Compliance with planning requirements does notmean a HiMO is compliant with other legislationand requirements.

HiMO Licensing

1.9 The Housing Act 2004 allows the Council toensure that properties used as a HiMO are of acertain standard, in order to protect tenants. TheAct also requires all properties with three or morestoreys and five or more occupants, forming twoor more households, to be licensed.

Further advice about housing requirements canbe found from:

http://www.milton-keynes.gov.uk/housing-needs/DisplayArticle.asp?ID=17926

1 . Context

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2 Background

2.1 The Use Classes Order(4) puts uses of landand buildings into various categories known as'Use Classes'. In April 2010 the Use Classes Orderwas amended and a new Use Class (C4 Houses inMultiple Occupation (HiMO)) was created. Thedefinition has been based on that used in theHousing Act (2004)(5).

2.2 The General Permitted DevelopmentOrder(6) (GPDO) grants automatic planningpermission for certain categories of development,meaning there is no need, in these instances, tosubmit a planning application. This is known as‘permitted development’ and includes cases wherea change from one Use Class to another does notrequire planning permission. In October 2010 theGPDO was amended to include the change of usefrom a Use Class C3 ‘dwelling house’ to a Use ClassC4 ‘HiMO’ in the categories of permitteddevelopment, removing the need to apply forplanning permission.

2.3 At the same time, the Government statedthat where an authority wanted to retain planningcontrol by maintaining the requirement to submita planning application, they could use existingpowers to do so. These existing powers are calledArticle 4 Directions. Article 4 Directions canremove permitted development rights. They aremost commonly used in Conservation Areas; theyintroduce the requirement to seek planningpermission for all types of development, in orderto maintain control over the quality of the builtenvironment.

2.4 In the case of HiMOs, an Article 4 Directioncan be used to remove the permitteddevelopment right for a change from Use ClassC3 to Use Class C4. The removal of permitteddevelopment rights in any area covered by anArticle 4 Direction would mean that planningpermission would be required for a change of usefrom C3 to C4, as it was prior to October 2010.

2.5 In December 2010 Milton Keynes Council introduced two Article 4 Directions. The first wasa non-immediate Direction which was made on

22 December 2010. This provides 12 monthsnotice before it comes into effect on 23 December2011, and covers the entire borough of MiltonKeynes.

2.6 The second Article 4 Direction was made on29 December 2010. This direction covers only theurban area of Milton Keynes (so excludes thewards of Hanslope Park, Olney, Sherington andDanesborough), and came into effect on the 30December 2010.

THE CHANGES IN MORE DETAIL

2.7 The amendments to the Use Classes Ordercreated a Use Class for HiMOs and altered thedefinition of Use Class C3 dwellinghouse:

Class C3. Dwellinghouses

Use as a dwellinghouse (whether or not as a soleor main residence) by—

(a) a single person or by people to beregarded as forming a single household;

(b) not more than six residents livingtogether as a single household where careis provided for residents; or

(c) not more than six residents livingtogether as a single household where nocare is provided to residents (other than ause within Class C4).

Class C4. Houses in Multiple Occupation

Use of a dwellinghouse by not more thansix residents as a 'House in MultipleOccupation'.

What is a 'House in Multiple Occupation'?

2.8 The amendments to the Use Classes Orderessentially mean that for planning purposes aHiMO can now be defined in two ways:

Use Class C4 HiMO: a property which isoccupied by 3-6 unrelated individuals, whoshare one or more basic amenities.

4 Town and Country Planning (Use Classes) Order 1987 (as amended)5 http://www.legislation.gov.uk/ukpga/2004/34/section/2546 Town and Country Planning (General Permitted Development) Order

2 . Background

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unrelated - means that the occupants donot have a relationship by blood, marriageor co-habitation.basic amenities means cooking facilities(such as kitchens), personal washingfacilities (such as bathrooms) and toilets.

Larger HiMOs: Properties occupied by morethan six people would not sit in Use Class C4and may therefore be Sui Generis (in a classof its own), for which any change of userequires planning permission. It must benoted that a property does not automaticallybecome a Sui Generis use just because it hasmore than six occupants. A change of usehas to be “material” and it is possible thatindividual circumstances may mean that aHiMO with, for example, seven people couldbe assessed as not being materially differentfrom a six person HiMO. In which case, amaterial change of use has not occurredand planning permission would not berequired.

2.9 These changes have brought the definitionof HiMO for the purposes of planning in line withthose used in the Housing Act 2004. The HouisingAct 2004 and full definition of a HiMO is availablefromhttp://www.legislation.gov.uk/ukpga/2004/34/contents.

2 . Background

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3 Is planning permission required?

3.1 Where there is a material change of use,planning permission is required when:

Converting a dwellinghouse (C3) or a HiMOfalling under a Use Class C4, to a Sui GenerisHiMO (a HiMO with more than six people).

Converting a non-residential building to aC4 HiMO (between three and six people), orto a Sui Generis HiMO (with more than sixpeople).

3.2 As a result of the two Article 4 Directionsintroduced by the Council, which withdraw thepermitted development right for a change of useto a Use Class C4 HiMO, planning permission willbe required when converting a dwelling house(C3) or non residential property to a Use Class (C4)HiMO anywhere in the borough.

Exceptions

3.3 There are some exceptions where planningpermission is not required, for example, where anowner of a property is living with no more thantwo lodgers, or if no more than six residents areliving together as a single household and receivingcare.

3.4 It should also be noted that to change theuse of a C4 HiMO into a single dwellinghouse doesnot require planning permission from the Council.Permission will, however, be required from theCouncil to change a Sui Generis HiMO, that isauthorised in planning terms, into a singledwellinghouse.

3.5 This SPD provides guidance only. It isstrongly advised that you contact the PlanningDepartment for confirmation as to whether or notpermission is required.

3 . Is planning permission required?

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4 Determining Applications

4.1 All planning applications are judged againstthe Council’s Development Plan which containsa range of planning policies. These policies areset out in the Adopted Local Plan 2001 – 2011which is the statutory plan for the borough ofMilton Keynes. This SPD expands upon the “saved”Policy H10 'Subdivision of Dwellings and Housesin Multiple Occupation' and the emerging CoreStrategy Policy CS10 'Housing'. Other Local Planpolicies may also be relevant to the considerationof the application, depending upon the individualcircumstances. For example, if a property islocated within a conservation area, regard will behad to local conservation policies. Also, proposalsin areas of flood risk may not be appropriate wherepreviously unoccupied ground floor rooms suchas garages are proposed to be converted to livingspace. The impact on local sewage capacity arisingfrom an intensification of use should also be takeninto account.

4.2 Policy H10 'Subdivision of dwellings andHouses in Multiple Occupation' has four maincriteria against which an application will beassessed. In order for the application to bepermitted, it must provide information to showhow it meets the four criteria. If all of the criteriaare met, then permission will be granted. Specifically the policy states:

Within the limits of development ofsettlements, planning permission will begranted for the sub division of existingdwellings into flats, or the creation ofHouses in Multiple Occupation, if all of thefollowing criteria are satisfied:

i. Effective measures are proposed tominimise the effects of noise anddisturbance

ii. Off street parking andmanoeuvring space is provided tomeet the Council’s standards or, ifon-street parking is necessary, itwould not result in unacceptablecongestion in the surrounding area

iii. Adequate outdoor space isavailable for bin storage and adrying area

iv. The proposal would not adverselyaffect the character of thesurrounding area or lead to anunacceptable concentration of flatsor Houses in Multiple Occupationwithin the area.

4.3 Every application will be different and everyapplication will need to be considered on itsindividual merits. Appendix C shows the standardconditions that the council will normally applywhen granting permission for a HiMO. Furtherguidance on the four main criteria is providedbelow.

Noise and disturbance

4.4 HiMOs, like any other home, can lead toproblems with noise. With HiMOs there is agreater chance of noise issues arising due to thenumber of people living independently within aproperty. Noise is not just an issue for neighbours;HiMOs can also impact on the the quality of life oftheir tenants.

4.5 In general, there are likely to be moreoccupants in a house used in multi-occupancythan for a single household. Self-closing deviceswhich are fitted to doors (for fire safety reasons)result in increased impact noises from doorslamming. Noise is substantially increased if softclosures are not fitted or adjusted properly.

4.6 The independent living of HiMO tenantsmeans they are likely to spend more time in theirrooms. Therefore, there is a likely increase in noiselevels, as each occupant uses their own TV, stereoetc. There is also a likely increase in the numberof journeys up and down stairs to use the kitchen,bathroom and to enter and exit the property. Thecommunal facilities (e.g. kitchen) are in use forlonger periods than in a single household.

4.7 Noise generated internally within a HiMOcan be transmitted through party walls toadjoining neighbours. Through determiningapplications, the Council has been made aware ofthe inadequate construction of some propertiesin terms of their ability to insulate against noise.This likely increase in noise could lead tounacceptable impact on surrounding propertiesand between the individual rooms of the HiMOs,leading to a poor quality environment for tenants.

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It is, therefore, considered appropriate thatminimum standards of noise insulation areachieved and demonstrated, to protect adjoiningneighbours from the possible increased level ofnoise.

4.8 In order to ensure that 'effective measuresare proposed to minimise the effects of noise anddisturbance' (Local Plan Policy H10):

Applicants will need to show what measuresare proposed in order to ensure that noisefrom the property would not have anunacceptable impact on surroundingproperties.

In order to protect the amenity of tenants,the Council will require that applicantsdemonstrate, through submission of a noiseassessment, that all internal bedroom walls,and (where there is a habitable room aboveor below) bedroom ceilings and floors, meetthe sound insulation standard of a minimumvalue of 40 dB.

4.9 An applicant should appoint an appropriateacoustic consultant to undertake the noiseassessment. Further information including detailsof qualified consultants is available from theInstitute of Acoustics (IOA) (7) and the Associationof Noise Consultants (ANC) (8)(9)

Parking

4.10 Parking is an important consideration inHiMO conversions. It is important to ensure thatadequate parking is provided for prospectiveresidents so as to avoid traffic problems. Trafficproblems can arise from a lack of parking whichcauses traffic obstructions, congestion and harmsthe amenity of the local area.

4.11 There are distinct differences in the layoutof estates in Milton Keynes. In terms of parkingprovision, the older estates closer to Central Milton

Keynes (CMK) can generally accommodate anintensification of occupants due to their wide, longand straight boulevards, often with central parkingareas. In addition to this, the 2010 ORS work identified that 30.6% of HiMO occupants eitherwalked to work or travelled by public transport,and 40% did not have access to a car comparedto the average 19.2% of households across MiltonKeynes. This is likely to be truer in older estatessurrounding CMK where services and employmentare only a short distance away.

4.12 By contrast, the newer estates locatedfurther from CMK do not generally lendthemselves to significant increases in parkingpressures. The roads are often narrower than, andnot as straight as, the older estates. This limits thecapacity for on-street parking in such locations,and off-street parking is often limited. In additionto this, services and employment opportunitiesare not as accessible, and so residents areconsidered to be more likely to require a car.

4.13 The Council has seen a large rise inplanning applications for changes of use fromresidential dwellings to Houses in MultipleOccupation in the last few years. This highlightedthe fact that the Council did not have parkingstandards for this type of accommodation. So, inApril 2009 the Council adopted an addendum tothe Parking Standards Supplementary PlanningGuidance(10).

4.14 The Parking Standards Addendumidentified two zones: A and B. Zone A relates toTown and District centres and the estatessurrounding CMK, where the existing housingstock has good access to facilities and availabilityof support networks and public transport. ZoneB is all other areas outside the Town and Districtcentres where access to services and publictransport is more limited. Appendix B shows theboundaries of the two zones. Any review of theparking standards set out in the Parking StandardsAddendum will supersede the standardscontained in this HiMO SPD.

7 http://www.ioa.org.uk/8 http://www.association-of-noise-consultants.co.uk/9 Please note, the council does not endorse any consultant and cannot be held responsible for any consultant

appointed.10 http://www.milton-keynes.gov.uk/transport/DisplayArticle.asp?ID=64105

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4.15 In order to ensure that 'off street parkingand manoeuvring space is provided to meet theCouncil’s standards or, if on-street parking isnecessary, it would not result in unacceptablecongestion in the surrounding area' (Local PlanPolicy H10):

The following minimum spaces(11) will berequired:

Parking Spaces RequiredProposednumber ofbedrooms Zone

BA

323

324

435

536

547

If an application for a HiMO is submitted withon-plot parking provision below the requiredlevels, it will normally be refused unless theapplicant can demonstrate that the shortfallcan be satisfactorily accommodated withinproperly marked, or laid out, parking spacesin the highway fronting the site (seeadditional guidance below).

Provision should also be made toaccommodate 1 cycle parking space perbedroom.

4.16 Parking in spaces remote from the site andnot within the surveillance of the site will notnormally be acceptable. The word “congestion”referred to in Policy H10 is considered to meanconditions where normal and safe use of thepublic highway is not possible. For example, whereaccess to dwellings is prevented or made difficult,where manoeuvres at junctions are hindered and

where large vehicles such as waste collectionvehicles or fire engines cannot use turning areasin culs-de-sacs, or where access to a property isblocked. This means that the reliance on kerbsideparking within residential streets to meet theparking standards will not normally be acceptable.

Kerbside parking

4.17 This SPD cannot set out every circumstancewhere kerbside parking either is, or is notacceptable and it will often depend on thecircumstances of each individual application. Seerules 238-244 of the Highway Code (2007) forguidance on where it is legal to park(12).

On-site parking

4.18 For on-site (on plot) parking, the size,location and accessibility of the spaces should betaken into account. The impact of the spaces onaccess to the dwelling and to other dwellings mustalso be considered. On plot parking should havethe following characteristics:

Spaces should be a minimum of 5m x 2.5mEach space must be independentlyaccessible (no ‘tandem’ parking)Spaces directly accessed from the highwaymust have an appropriate dropped kerbcrossoverSpaces in front of garages or doors todwellings must have an additional clear areaof at least 1m beyond the space to allow foraccessA clear path of 1.2m should be maintainedbetween the highway and the dwellingentranceAccess to spaces must not involve drivingalong footways or redwaysParking on shared accesses and driveways isnot acceptable

Cycle Parking

4.19 Sufficient space for cycle parking shouldbe provided. The Council's Parking StandardsSupplementary Planning Guidance 2005 sets out

11 The Council does not count garages as a parking space.12 Link to the parking section of the Highway Code:

http://www.direct.gov.uk/en/TravelAndTransport/Highwaycode/DG_069860

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requirements for cycle storage. For HiMOs thesame requirement as student accommodation isconsidered to be appropriate with an additionalexception whereby access to a garage or shed thatcan accommodate one adult bicycle per bedroomis sufficient and no additional cycle parking spacesare required. In cases where there is no shed orgarage or a shortfall in communal cycle shortagefacilities 1 cycle parking space per bedroom isrequired.

Bin storage and drying areas

4.20 A HiMO is likely to generate more wastethan a regular family dwelling, meaning adequatestorage space must be provided. Milton KeynesWaste Services state that it is important that thelocation, as well as the size, of bin storage shouldbe suitable, so as not to impinge on the amenityof HiMO occupants or their neighbours. Often,ground floor rooms and garages are converted tobedrooms. When waste is placed outside thewindows of these bedrooms, it can create smellsthat in a non-HiMO would not normally lead toproblems, but when the room is a bedroom, it canbecome an issue for the tenant. This can result inwaste being left in unsuitable locations beyondthe property boundary.

4.21 The Milton Keynes Waste DevelopmentPlan Document provides advice on the storageneeds of houses and flats. At present, all propertiesin Milton Keynes need to make adequate provisionfor storing waste receptacles. The Waste DPDnotes that the need for storage will increase ashousehold sizes increase. For HiMOs, it isreasonable to assume that each bedroom willequate to at least one person. Therefore, in orderto ensure that 'adequate outdoor space is availablefor bin storage and a drying area' (Local Plan PolicyH10), the following provisions must be made:

15 square metres of storage space should beprovided, as part of the change of use to aHiMO, for a drying area and storage of thefollowing waste receptacles:

1 black sack per bedroom1 pink recycling sack per bedroom1 blue recycling box per 3 bedrooms1 x 240 litre green bin for food & gardenwaste per 6 bedrooms.

Residents are required to bring their refuseand recycling containers to the front of theirproperty boundary; the internal layout ofHiMOs should not make this difficult.

Where waste is stored externally, the areashould be:

Secure and unobtrusive, to preventvandalism – i.e. accessible to residentsand collectors, but not to othersReadily accessible from a road(collectors should not be expected togo up/down stairs, in lifts, across grassor inside parts of the building otherthan the refuse/recycling room)

4.22 At the start of the project, the followingmust be obtained from the Council:

1 roll of black sacks per bedroom1 roll of pink sacks per bedroom1 blue box per 3 bedrooms1 x 240 litre green bin1 food waste caddy should per bedroom.1 battery bag per bedroom.

4.23 It is recommend that landlords contact theMilton Keynes Waste Services team to arrange forthe above and to obtain an information packcontaining the latest information about wasteservices to be provided to tenants or displayedwithin the HiMO.

4.24 In meeting the 15 square metrerequirement, gardens and existing communalareas (that meet the space requirement) will beconsidered acceptable.

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Character & Concentration

4.25 The detrimental effect on the character ofan area is often considered a prime reason forobjections to applications for conversions tomultiple occupation. There is often a perceptionthat a HiMO will have a negative impact on thecharacter of an area. The effect on the characterof an area and the concentration of HiMOs areclearly linked. The guidance in this SPD shouldminimise the impacts on character by maintainingparking standards, reducing waste related issuesand minimising noise. However, there is also anissue related to creating mixed communities.

4.26 Planning Policy Statement 3 ‘Housing’(PPS3)(13) was clear in its aim to deliver mixed,sustainable communities. One of PPS 3’s strategichousing policy objectives was to "createsustainable, inclusive, mixed communities in allareas, both urban and rural". Paragraph 20 statedthat "key characteristics of a mixed communityare a variety of housing, particularly in terms oftenure and price and a mix of different householdssuch as families with children, single personhouseholds and older people”. Creating mixedcommunities is also reflected in Policy CS10 of theemerging Core Strategy and planning for a mix ofhousing based on the needs of different groups ,such as families with children, is retained in theNational Planning Policy Framework (14).

4.27 An over concentration of any one particulartype of housing or household would not be in-linewith the aim of creating mixed communities. HiMO occupants are generally perceived as beingyounger and more transient than other residentswithin a community. In Milton Keynes, theevidence shows that HiMO occupants are moretransient than average, with two thirds (66%)occupying a property for less than 12 months. Thiscompares to the Borough wide average of just13%. In terms of age 85% of HiMO occupants areunder 35 years of age compared to 52% acrossthe borough and no occupants were over the ageof 40.

4.28 This can lead to wider effects on thecharacter of an area and can give rise to a lack ofcommunity integration and cohesion, and lesscommitment to maintain the quality of the localenvironment.

4.29 In setting a threshold above which nofurther HiMOs will generally be granted planningpermission, a balance needs to be struck. There isa need to maintain a mix of dwelling types in areasof high demand for HiMOs, whilst not reducingthe overall supply of HiMOs across MK andtherefore limiting the housing available to meetthe needs of the population.

4.30 In order to ensure that 'the proposal wouldnot adversely effect the character of thesurrounding area or lead to an unacceptableconcentration of Houses in Multiple Occupationwithin a given area' (Local Plan Policy H10) and tomaintain a mix of dwellings:

The number of Houses in MultipleOccupation should not exceed 35% of thetotal number of properties within a 100 metrediameter buffer of the application property.

For the purposes of this SPD:

HiMOs will be counted by the numberof bedrooms (e.g. a 5 bedroom HiMO =5 HiMO properties in the concentrationcalculation).

Non HiMO houses will be counted as asingle property, regardless of numberof bedrooms (e.g. a 4 bedroom house= 1 non-HiMO property in theconcentration calculation)

One bedroom flats are counted towardsthe concentration of HiMOs and eachflat is counted as a single property.

Flats with more than one bedroom donot count towards the concentrationof HiMOs and each flat is counted as asingle property.

13 Link to PPS3: Housing: http://www.communities.gov.uk/publications/planningandbuilding/pps3housing14 http://www.communities.gov.uk/publications/planningandbuilding/nppf

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4.31 The HiMO concentration should notexceed 35% of the total number of properties. The council will use the 35% figure as a guide towhen the concentration of HiMOs is too great. The character of the surrounding area will also betaken into account, but generally concentrationsbelow 35% will be more acceptable.

4.32 In assessing applications records of HiMOsfrom Housing and Planning records will be used,this includes all licensed HiMOs, permitted HiMOsand those that do not require a license or planningpermission but meet the definition of a HiMO.

4.33 The council will use a GeographicalInformation System (GIS) to apply the buffer. Properties will be plotted by property extent andwhere any part of the property extent lies withinthe buffer, it will be included in the calculations.

4.34 Landlords should contact the planningdepartment for a view on whether an area is closeto exceeding the threshold at an early stage.

Worked Example

In the above example there are 50 propertieswithin the 100 metre buffer consisting of:

One bedroom flats x 5

Two bedroom flats x 5

Houses x 37

Existing HiMO (5 bedrooms) x 2

Application property (5 bedrooms) x 1

Calculation

Total Houses, Flats and HiMO Bedrooms = 62(37 houses, 10 existing HiMO bedrooms, 5proposed HiMO bedrooms, 5 one bedroomflats and 5 two bedroom flats)

Total Number of HiMO Bedrooms = (5Bedroom HiMO x3) + (One bedroom flats x5)= 20

Concentration = (100/62) x 20 = 32%

Proposal is under 35% and would beacceptable.

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4.35 A non-sandwiching approach will beapplied to prevent any one property (HiMO ornon-HiMO) being 'sandwiched' between twohouses in multiple occupation. This will reducethe local impacts on neighbouring properties andwill also prevent an over concentration at thelocalised level. The non-sandwiching approachwill apply to all types of properties, including

detached and flats on the same floor. Whereproperties are separated by a public highway thesandwiching approach will not apply.

4.36 'Figure 4.3 Sandwiching' provides a visualrepresentation of where proposals for a changeof use to a HiMO would and would not beconsidered acceptable, using the non-sandwichingapproach.

Figure 4.3 Sandwiching

This proposed HiMO would result in"sandwiching" of a non-HiMO, so itwould be considered unacceptable

This proposed HiMO would result in"sandwiching" on a HiMO, so it would

be considered unacceptable

This proposed HiMO would not resultin "sandwiching", so it would be

considered acceptable

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A Existing Policies

Figure A.1 Local Plan HiMOs Policy

A . Existing Policies

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A . Existing Policies

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Figure A.2 Core Strategy policy C10

A . Existing Policies

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B Parking Zones

Figure B.1 Parking Standards Area Zones

B.1 The individual plans (1-10) are available from:http://www.milton-keynes.gov.uk/transport/displayarticle.asp?ID=64105

B . Parking Zones

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C Example Conditions

C.1 The following conditions are indicative ofthe conditions the council will normally applywhen granting planning permission. Actualwording may change and actual conditions willvary for each application.

Number of rooms

The house shall not be operated with more than^insert number here^ lettable rooms at any time.

Reason: To control future intensification of theapplication property.

Noise Insulation to be provided

The noise insulation measures shown in theapproved drawings shall be provided prior to thefirst occupation of the development herebypermitted and be retained in perpetuity.

Reason: To safeguard the appearance of the areaand the amenities of local residents.

Noise Insulation details to be submitted

Prior to the commencement of the developmentdetails of a scheme for internal noise insulation(to include where appropriate insulation of partywalls, floors and any new walls or partitions) shallbe submitted to and approved by the localplanning authority. All works which form part ofthe approved scheme shall be completed inaccordance with the approved plans before anyof the proposed dwelling units are first occupied.

Reason: To avoid nuisance from noise andvibration between the proposed dwelling unitsand between adjacent properties and theproposed dwelling units.

Refuse Storage to be provided

The refuse store shown in the approved drawingsshall be provided prior to the first occupation ofthe development hereby permitted and beretained in perpetuity.

Reason: To safeguard the appearance of the areaand the amenities of local residents.

Refuse Storage details to be submitted

Prior to the commencement of the developmentdetails of on site bin storage for the storage ofhousehold refuse and recyclables shall besubmitted to and approved in writing by the localplanning authority. Prior to the first occupation ofthe development the storage facilities shown inthe approved drawings shall be provided andretained thereafter.

Reason: To ensure satisfactory facilities and toprevent harm to the amenities of the area.

Bicycle parking - to be provided

The bicycle parking area shown in the approveddrawings shall be provided prior to the firstoccupation of the development hereby permittedand be retained in perpetuity.

Reason: To safeguard the appearance of the areaand the amenities of local residents.

Bicycle parking – details to be submitted

Prior to the first occupation of the developmenthereby permitted details of the proposed bicycleparking shall be submitted to and approved inwriting by the Local Planning Authority and thescheme approved shall be provided andsubsequently be permanently retained.

Reason: To ensure that adequate parking facilitiesare provided to serve the development.

C . Example Conditions

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Drying Facilities to be provided

The rotary driers/drying area shown in theapproved drawings shall be provided prior to thefirst occupation of the development herebypermitted and be retained in perpetuity.

Reason: To safeguard the appearance of the areaand the amenities of local residents.

Drying facilities – details to be submitted

Prior to the first occupation of the developmenthereby permitted details of the proposed clothesdrying facilities for the occupants of thedevelopment shall be submitted to and approvedin writing by the Local Planning Authority and thescheme approved shall be subsequentlypermanently retained.

Reason: To ensure that adequate parking facilitiesare provided to serve the development.

C . Example Conditions

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Milton Keynes CouncilDevelopment PlansCivic Offices,1 Saxon Gate East,Central Milton KeynesMK9 3EJ

T 01908 252599F 01908 252330E development.plans@milton-keynes.gov.uk

M11010

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