25 St Johns Place Mansfield Nottinghamshire NG18 5NS

1. 1.The proposed rear dormer, by virtue of its excessive scale, massing, and flat-roof design (measuring approximately 9m in width), would result in a bulky and incongruous addition that dominates the roofscape of the host property. The development would be highly prominent within the street scene, particularly from Rosemary Street and Layton Avenue, and fails to respect the character and appearance of the existing building and the wider locality. The proposal is therefore contrary to Policy P1 (Achieving High Quality Design) and Policy P6 (Home Extensions and Alterations) of the Mansfield District Local Plan 2020 and the design guidance contained within the National Planning Policy Framework.
2. 2.The proposed development fails to provide adequate off-street parking provision to serve the needs of an 8-person House in Multiple Occupation (HMO). Furthermore, the proposed parking spaces to the front of the site (accessed via St Johns Place) are considered unsafe by the Highway Authority due to the proximity to the signalised junction on Rosemary Street. The resulting shortfall in safe parking provision would lead to an increase in on-street parking demand in an area already experiencing high levels of parking stress, leading to indiscriminate parking prejudicial to highway safety and the free flow of traffic. Additionally, the Local Planning Authority is not satisfied that waste and recycling can be collected safely from the site without obstructing the highway or endangering pedestrians. The proposal is therefore contrary to Policy IN9 (Impact of Development on the Transport Network) and Policy IN10 (Car and Cycle Parking) of the Mansfield District Local Plan 2020.
3. 3.The proposed change of use would result in an over-concentration of Houses in Multiple Occupation (HMOs) within the immediate locality, which is identified as an area suffering from high levels of crime and anti-social behaviour. The applicant has failed to provide sufficient evidence to demonstrate that the proposal would not adversely affect the mix and balance of the local community. The intensity of the use (8 persons) would result in significant adverse impacts on neighbouring amenity due to noise, disturbance, and the inability to effectively manage waste collection without creating conflicts on the public highway or outside neighbouring properties. The proposal is therefore contrary to Policy H7 (Houses in Multiple Occupation) and Policy P7 (Amenity) of the Mansfield District Local Plan 2020.

From the council's decision notice.

Postcode

NG18 5NS

Date validated

3 November 2025