February 2023
The scope of the extension is to increase the communal amenities of the existing Kitchen. We believe it is a good improvement to the dwelling. Increasing the availability of communal area is highly desirable and wanted by both room renters and families. If it were not beneficial we would not invest the capital to do it. It is advantageous to the community and valuable to the community.
We hold permitted development rights for a side and rear extension and the only purpose of this application is to increase slight;y the area of the extension beyond our permitted development rights. Please note that the proposed extension falls within the height of permitted development, what we are seeking is increasing the scope of the extension beyond the allowable 3 meters from the back wall as allowed by permitted development for a back extension. We hold also side extension within the permitted development scope which can be used in tandem. Meaning we can build both a rear and side extension without seeking planning permission.
To be clear, this application is not to increase the height of the extension or any other feature, only to increase the extension footprint by a few square meters more than what we are able to build using permitted development rights.
We note that the extension will not involve construction of windows overlooking any neighbor. Additionally no part of the new extension will be overlooking any of the neighboring properties. It does not impair any view of any neighbor at any height. The new extension may only be visible from the first floors of a very limited numbers of neighbors however being lower than all other surrounding buildings it will never impede any views of any neighbor. Also the proposed extension is lower in height than any other surrounding building. The proposed extension is lower in height than the highest point of the existing building.
The existing outbuilding which is no higher than 2.5 meters is higher than the proposed extension. The new extension is lower in height than the original building that it extends out from.
It cannot be seen by any neighboring property from any ground floor level and it will be hardly visible from most first floor levels of very limited number of neighboring properties. Therefore there is no argument on the impact to visibility to any other property.
Possible objections:
1 Low demand for HMOs in the area,
2, Alleged unsuitability oft the property if it were to be converted back into a single family home.
The response to this posible objection.
1 the demand for room lets in Lincoln is at an all time high and still on the increase. The application is not seeking to increase the occupation of the premises it is seeking solely to increase the communal amenities that can be enjoyed by the occupants all year round and under all whether condition. See Anex 1 for overwhelming proof of off the scale demand for rooms lets in Lincoln.
2 The premises are too large to be viable for a single family occupancy. Unlikely use for the premises by single family unless conversion into flats is made. It is very impractical for any family to afford the occupation of such large house sustainably given the size of the property it is very hard for a single family to afford the utilities of the premises (especially heating despite all the documented thermal insulation measures taken to insulate the premises and make it energy efficient). We note that the house has been historically used as an HMO for several years even before year 2000 due to its layout as well as its size. There is no evidence to suggest that even in the unlikely event of family occupation the family would consider the whether proof communal area detrimental. This can only increase desirability of the premises in all cases.The proposed extension objectivelly increases the overall quality of the dwelling and hence the housing stock. If there is any comment to the contrary we invite any party to present any real credible evidence in respect. We invite to present the evidence that single family would find extra whether proof and heated an communal areas detrimental versus open air spaces that cannot be enjoyed the whole year round.
Reference to policy LP10 This is not a new development it is an extension of an exiting building of just over 7 quare meters from what it is possible to do with permitted development alone. It is an application to increase by a limited footprint the scope of the existing permitted development rights by a few square meters only. In particular in the (meeting accommodation Needs) we refer to the extreme high demand in Lincoln for HMO (affordable housing), despite that it needs to be clear that this application only seeks to expand slightly the already exiting permitted development rights by a few square meters in terms of footprint alone (not height) which will serve as extra communal area in the dwelling close to the kitchen. Additionally we submit that the evidence of the high demand for HMO is overwhelming (see annex1).
Bin Storage at the rear.
Up until now no bins have been stored at the back of the premises they have always been stored at he front. The storage of the bins at the front had never caused any concern for well over 10 years of house occupation. The rear bin staorage is clearly not required as seen in connection with the number of bins used by the occupants in the dwelling.
It is clear that any type of occupants will prefer water tights communal and heated premises rather open air facilities that can only be used in the summer months subject to whether permission. In this case the communal area can be enjoyed all year round and under any whether condition. This if far more desirable to any types of occupation. This will increase the well being and comfort of the occupants of the dwelling at present and given the
Anex 1
Demand for HMO at all time high in Lincoln. Once again this application does not seek to increase the capacity of the HMO.
The symptom of the unfulfilled high demand for HMO is the fact that 2 bedroom flats and 2 bedroom houses are now extensively used for single bedroom student lets where the agents are letting each room on all bills inclusive deal to two separate households. This in unheard of because it was not the financially viable to let two bedroom flats or 2 bed houses as hmos until now. The income was not high enough to justify such use. However now since the demand has increased and the supply has failed to catch up the viability of 2 bedroom houses and flats have made that most 2 bed houses and flats are let as HMO in the 1/4 of a mile area from Canwick Rd. This is clearly symptom of an extremely high demand in room type accommodation in Licoln City centre and within a 1/4 mile radius from Canwick Rd.
The demand has reached such heights that previously nonviable dwellings for HMOs ( like 2 bedrooms flats) which are not designed and regulated by HMO regulation both in terms of planning and in licensing are used to meet the exceeding demand in affordable housing (HMO) in central Lincoln and in the very proximity to the area within 1/4 of a mile. This means that hmos in 2 bed flats and houses have no need for compliance to either fire safety standards nor amenities standards which we not only have in 63 canwick road but we will be expanding through permitted development and in this case through this application.
The introduction of article 4 in Lincoln. The reason for the occupancy of students for 2 bedroom house and flats seems to be a direct result of the limitation of the use of existing suitable large housing stock of large houses as HMO produced by the article 4 direction. Given that now new HMO s require planning permission the supply has reduced drastically and the demand has increased causing a affordable accommodation supply shortage. The evidence is clear from Rightmove where there is little or no availability of 2 bedroom houses and 2 bedroom flats for single family occupation. We would like to point out that this is good for professional developers like us but very detrimental for the community requiring affordable housing. We are not discouraging the council from the use of the article 4 direction it is clearly consolidating the position of existing and professional developers, however this diminishes supply of affordable rental accommodation for young professionals and students.
The HMO stock production can only increased though planning permission which has of course caused this situation. There is a limited amount of professionals developers like us willing to do so. It is our argument that should planning permission not be required for conversion from c3 to c4 2 bedroom flats would still be offered to single families, this was the case prior to the introduction to the article 4 when 2 bed gflats and 2 bed houses where rented to families and the large houses as HMOs. . However, once again, we as landlords/developers very much welcome the introduction of the aricle 4 as this protects our past and future investments from new comers in the industry increasing disproportionately the demand for our existing and future stock.
given that there is no legislative control of 2 bedroom flat and impossibility of enforcement students and other individuals are being housed in 2 bed apartments and houses lawfully. Whether this is desirable it is out of our scope. We only prove the extreme high emnd for HMO in the area and the lack of suitable housing stock for the demand in place.
Flat 4 98-100 Portland Street, Lincoln, LN5 7LE
Property Description
Well presented 2 bedroom student property within easy walking distance to the University of Lincoln (less than 10 min), as well as convenience stores and the town centre with its pubs, clubs and shops.
The property benefits from a bright and airy living space, comprising a living room/diner. With two double bedrooms each containing a bed, mattress, desk, chest of drawers, chair and wardrobe
Area
Ideally located near the University of Lincoln’s Brayford Campus, Sincil Bank is a favourite among tenants looking to live in a student area close to the city centre. A namesake of the football stadium located to the south of the region, the Sincil Bank area is also the subject of several exciting development plans for the coming years.
Bedroom 1:
Large, Bills Included, (Available)
Rent: £135 PW | Deposit: £300.00
Bedroom 2:
Large, Bills Included, (Available)
Rent: £140 PW | Deposit: £300.00
Linton Street, 2 Bedroom Student House 23/24,
Property description
A SUPER 2 DOUBLE BEDROOM STUDENT HOUSE!
Superbly presented 2 double bedroom house which benefits from being within a 20-minute walk from the University Campus and a 5-minute walk to a supermarket.
Walking into the property, you’re welcomed to a homely and cosy living room, which benefits from a large TV, sofas and other furnishings. The kitchen is spacious and the perfect area to entertain and cook. The bathroom to the rear has a shower fitted above the bath.
The property comes with its own private garden space; great for social occasions. Both bedrooms are spacious, light and well equipped for students.
Book in for a viewing – it would be our pleasure to show you around.
LIVEWITHUS PERKS:
Fully inclusive rent to include water, gas and electric
TV Licence
Wifi
Contents Insurance
FREE PIZZA
LivewithUs community card – local discounts, exclusive giveaways, events & parties
EPC – D
Property Reference – 2251
Hood Street, 2 Bedroom Student House 23/24,
Property description
SPACIOUS 2-BEDROOM STUDENT PROPERTY!
This is an extremely spacious 2-bedroom property. The ground floor level consists of TWO lounges, a dining room, kitchen and bathroom. Upstairs is split between 2 large double bedrooms. Fully furnished and ready to be lived in!
The property is a perfect location for students, with it being a 5-minute walk to the city centre and a 10-minute walk to the University.
Complimentary drinks upon viewing – book yourself in ASAP!
LIVEWITHUS PERKS:
Fully inclusive rent to include water, gas and electric
TV Licence
Wifi
FREE PIZZA
Livewithus community card – local discounts, exclusive giveaways, events & parties
EPC – D
Property Reference – 3057
Chelmsford Street, 2 Bedroom Student House 23/24,
Property description
2 BEDROOM STUDENT HOUSE FOR 23/24!
This two-bedroom property boasts a large lounge with leather sofas, flat-screen TV and a fully fitted kitchen. There is a downstairs bathroom with a bath and shower. The first floor offers two large, equally sized double rooms. The property is located in a prime town centre location, being just a 5-minute walk to both the town centre and the university.
LIVEWITHUS PERKS:
Fully inclusive rent to include water, gas and electric
TV Licence
Wifi
Contents Insurance
FREE PIZZA
LivewithUs community card – local discounts, exclusive giveaways, events & parties
EPC rating is C
Property Reference – 1079
63 Thesiger Street, Lincoln, LN5 7UY
Property Description
We are pleased to offer this wonderful 2 bedroom student property close to the City Centre, local night life and University of Lincoln campus (7-12 minute walk). A convenient local supermarket, chemist & doctors are located less than 500m away. The property is situated on a popular student street and area.
Each double bedroom includes a double bed, chair, wardrobe and chest of drawers. The property further benefits from one bathroom and a large open plan living space and kitchen.
Area
Ideally located near the University of Lincoln’s Brayford Campus, Sincil Bank is a favourite among tenants looking to live in a student area close to the city centre. A namesake of the football stadium located to the south of the region, the Sincil Bank area is also the subject of several exciting development plans for the coming years.
For more information please email us or call us on to book a viewing.
Bedroom 1:
Extra Large, Bills Included, (Available)
Rent: £150 PW | Deposit: £300.00
Bedroom 2:
Extra Large, Bills Included, (Available)
Rent: £150 PW | Deposit: £300.00
WE PRESENT SOME MORE EVIDENCE OF THE DEMAND FOR HMO IN 2 BEDROOM HOMES
There are far more than those below however it is too time consuming and impractical to present them all. The take away point is that we could not find one 2 bed house or flat within 1/4 mile from canwick road marketed for single family occupation.
