Would love some advice on neighbours plan to convert to huge B&B

phil_b_2

Hello all,

I'll get straight to the point. The neighbour adjoining me to my right has submitted an application to convert their house in to an 8-bed B&B of significant size. This includes building a double storey extension on the back which has it's own issues.

Obviously, this doesn't sit too well. I don't relish the prospect of having potentially 16 people at any one time living next door in what will effectively be a hotel in camouflage.

The main issue I can see is that the house in question has no parking facility whatsoever. The street is already pretty compact (old terrace street), fully residential and parking regularly reaches capacity on it.
What happens to the overflow of vehicles from all of these guests?

Then there is potential noise and extra traffic which will disturb my and other residents peace and enjoyment of a relatively quiet street. I've lived near a B&B before and know of the noise from guests after a few drinks etc in party mode.

Add to that, the double storey extension at the back will block my view of a nature reserve and I'll be left with a big brick wall out of the rear bedroom (my home office which I spend all day in, and many nights!). That is a personal grievance I know, and planning won't really care. They may care that the wall would block a fair bit of light in to my office though.

The effect on my house value and ability to sell will also be compromised and is a big issue to me personally. Again, not one that planning would care about I'm sure...

I don't want to make any quick-fire decisions on what to do so am hoping for some advice/thoughts from you guys, anything would be really appreciated!! It is causing me stress and worry.

RAS

Start by getting information about the grounds for rejection that your Council accept (overlooking may be one for example). No point putting in a missive with twenty reasons if only 3 are relevant.

Once you know that, speak to other neighbours as well?

TBagpuss

I would think the parking and access issues would be the biggest ones for the planners.

So far as the extension is concerned, I suspect a lot may depend on how close it will be to your house

da_rule

I think the car parking issue is something you could run with. What happens if all 8 rooms are booked, that's at least 8 extra cars (assuming they drive there).

Also, go to the Land Registry and get next doors title document (costs about £3). This will tell you if there's any covenants on the land (i.e. not to run a business from there). If you can then find the person who set out the covenant then they will be able to take action for a breach.

Also, speak to the water company. Will the sewage system be able to cope with another 16 users (I'm sure you get my drift).

Has the application been made public yet? If so do you still have time to lodge representations?

phil_b_2

Thanks for the input guys, much appreciated. You've raised some interesting angles to go at, and I'll certainly investigate them further.

I'm aiming to come up with reasons for objection which are totally valid. At the moment, they are these (in order of validity):

Adequacy of parking/loading/turning
Noise and disturbance resulting from use
loss of light or overshadowing
Visual amenity (but not loss of private view)
Overlooking/loss of privacy
Traffic generation

I would think the parking and access issues would be the biggest ones for the planners.

So far as the extension is concerned, I suspect a lot may depend on how close it will be to your house

I will almost be able to touch it hanging my arm out of the bedroom window! From a certain perspective the extension will be very much an in your face thing. No other houses on the street have a double storey rear extension right out to the rear boundary wall.

Also, go to the Land Registry and get next doors title document (costs about £3). This will tell you if there's any covenants on the land (i.e. not to run a business from there). If you can then find the person who set out the covenant then they will be able to take action for a breach.

Also, speak to the water company. Will the sewage system be able to cope with another 16 users (I'm sure you get my drift).

Has the application been made public yet? If so do you still have time to lodge representations?

Great ideas, I'll do what I can.
It is public. I received the letter of notification yesterday and have until May 2nd to officially comment. I can comment beyond that but it is less likely to have a bearing on the outcome then.

princeofpounds

No other houses on the street have a double storey rear extension right out to the rear boundary wall.

Well that in itself may well be relevant.

Mallotum_X

Will any of their changes have any impact on the "street scene", that can be used in planning applications.

Look at each parts of the process.

You can object to the extension, for various planning points - visual intrusion, over development etc.

Then take the change in use as a separate issue and object on that - parking, noise etc.

Well worth giving the planning dept a ring to chat through it to see if you can gauge whether they are likely to be favourable to the application.

You will also need neighbours on side - all of whom need to object, sticking to valid planning points.

googler

What is the current application actually for?

The change of use from residential to commercial?
The extension to the rear?

This may affect the focus of your objections.

da_rule

Going to the sewers thing, if you put something along the lines of you fear that the drainage will not have capacity to deal with the extra load it may force the planning officer to do some investigation on the matter.

If you do find a covenant then it will not mean the plans get rejected but it may make your neighbours think twice if they think that they could face legal action. It will also make their property harder to sell. And if you can make the the person who is the beneficiary of the covenant aware, and put that in your letter, it will also mean that your neighbours will not be able to get indemnity insurance for the breach.

maninthestreet

I know in my LA area, planning permission was refused for a BB due to the issue of inadequate/insufficient off-road parking for the property in question.

bouicca21

As others have said check the criteria for planning permission: traffic, parking, drains etc are all good, as is noise. I used similar to object sucessfully to a neighbour's plans to build a small commercial facility in their back garden a few years ago. I suspect you could add in change to the character of the neighbourhood. And would the extension involve loss of trees? It's always useful to get the neighbours on board too.