Parish Council Objects to Proposed HMO at Lime Tree Mews

Planning Application 25/01460/FUL

Objection to Proposed 7-Bed HMO at 5 Lime Tree Mews, Dunnington YO19 5SD

Dear The CoYC Planning Team

Dunnington Parish Council wishes to formally object to planning application 25/01460/FUL, which seeks permission for the conversion of a three-bedroom link-detached residential property into a seven-bedroom House in Multiple Occupation (HMO) within 5 Lime Tree Mews, Dunnington.

This proposal has caused considerable concern among residents due to its wholly inappropriate scale and nature for the location. Residents have also expressed concerns about the lack of notification regarding this application, including the absence of any visible notices in the area, an issue only rectified recently after alerting City of York Council.

The existing property is of a modest size, appropriate for use as a single-family dwelling. Converting it into a high-occupancy HMO would constitute a clear overdevelopment of the site and would create a living arrangement that fails to provide a reasonable or adequate level of residential amenity for future occupants. In addition, the proposal would fundamentally alter the character of a quiet, family-oriented cul-de-sac. Lime Tree Mews is a well-established and settled residential area, home to many long-standing residents, including families with young children and elderly individuals. The introduction of a high-occupancy HMO would be entirely out of keeping with the surrounding area and is likely to result in increased noise, disruption, with the possibility of encouraging anti-social behaviour.

Furthermore, the proposal is contrary to the City of York Local Plan, particularly in respect of policies relating to housing mix, sustainable development, residential amenity, and maintaining the character of established residential areas. The application fails to demonstrate compliance with key planning principles and would not contribute positively to the local built environment or community.

The parking provision outlined in the application is inadequate for the number of potential adult occupants. The existing driveway space is limited and cannot realistically accommodate more than two vehicles. On-street parking is already constrained.

The Parish Council also has concerns about access for waste and recycling bins, bicycles, and general servicing of the property. The proposed access routes are insufficient in width and not fit for the intended intensification of use.

Of additional concern is the applicant company, Northern Nest Properties Ltd, which has provided no evidence of a track record in managing HMOs or any assurance of their capability to maintain the property and ensure responsible tenancy. Given the scale and potential impact of the proposed development, this absence of proven competence is highly relevant and further undermines confidence in the proposal.

It is also notable that the applicant has not provided any clear justification for the need for a seven-bedroom HMO in this specific location. Dunnington is not an area with demonstrable demand for such a development, and the proposal appears speculative and profit-led, rather than driven by any identified housing need within the village or the wider local plan objectives.

The Parish Council also wishes to note an error in the application paperwork: the address shown on plan drawings and revised drawings submitted are all incorrect. We find this discrepancy very concerning, as it raises questions about the professionalism, accuracy and reliability of the submitted documentation.

For these reasons, Dunnington Parish Council considers the proposed development to be contrary to the principles of good planning. It would result in overdevelopment, harm local character, create parking and access issues, and lead to a deterioration in residential amenity for existing residents, without offering any identifiable community benefit.

We therefore respectfully urge City of York Council to refuse planning application 25/01460/FUL.
We also understand that Councillor M. Warters has requested the application be brought before the Planning Committee for full and proper consideration; a step that Dunnington Parish Council fully supports and likewise formally requests.

Kind Regards

Sophie Durham

Parish Clerk

On and Behalf of Dunnington Parish Council