07/10/2026
We have submitted the following objection to the proposed HMO Development at Infinity House on Teesdale.
Dear Planning Officer,
I wish to formally object to planning application 26/1555/COU, which seeks permission to change the use of Infinity House, Sorbonne Close, from student accommodation to a large House in Multiple Occupation.
My objection is based principally on the intensification of residential occupation, the lack of adequate local amenities and community infrastructure, the impact on the character and balance of the surrounding area, and whether the proposal represents sustainable development in this location.
1. Lack of adequate local amenities and community infrastructure
A key concern is that the application appears to increase and intensify residential occupation without adequately demonstrating that the surrounding area has sufficient amenities, services and community infrastructure to support this form and scale of accommodation.
Planning should not consider housing numbers in isolation. A sustainable residential community requires appropriate access to shops, community facilities, recreational opportunities, green space, healthcare, public services, transport and other everyday amenities.
The Council's own Local Plan recognises the importance of infrastructure and the improvement of town centres and community facilities as part of planning for the Borough.
The proposed change would therefore need to demonstrate that the location is capable of supporting the additional intensity and nature of occupation associated with a large HMO.
This is particularly important because an HMO of this nature can accommodate a significant number of individual residents within a single building, creating a materially different pattern of occupation from a conventional family dwelling.
I am concerned that the proposal risks creating a high-density concentration of residents without a corresponding increase in, or adequate access to, local amenities.
The Council should therefore carefully assess:
* The availability and capacity of local shops and everyday services;
* Access to healthcare and GP services;
* Access to community facilities;
* Access to parks, recreation and green space;
* Public transport accessibility and capacity;
* Pedestrian and cycling connections;
* Availability of local employment and training opportunities;
* Access to town-centre facilities; and
* Whether the surrounding community infrastructure is sufficient to support the proposed intensity of occupation.
2. Sustainable and balanced communities
The Council's Local Plan seeks to create sustainable residential communities with a mix and balance of appropriate housing types and tenures.
The Council's emerging HMO planning guidance also recognises that HMOs can intensify the use of properties and that concentrations of HMOs can affect the amenity, character and quality of life of an area.
The change from student accommodation to a large HMO should therefore not be treated simply as an administrative change of use.
It represents a change in the nature of occupation and potentially the demographic and social characteristics of the residents using the building.
The Council should consider whether this proposal contributes to a balanced and sustainable community, rather than further concentrating a particular form of high-density, transient accommodation in an area where community facilities and amenities are already limited.
3. Impact of intensified occupation
The proposed use would result in a more intensive form of occupation than might ordinarily be associated with conventional residential accommodation.
This can result in increased:
* Pedestrian movements;
* Vehicle movements;
* Demand for parking;
* Waste generation;
* Deliveries;
* Visitor activity;
* Pressure on local services; and
* Demand for public and community facilities.
The cumulative effect of these impacts should be considered alongside existing development in the surrounding area.
The fact that the building has previously operated as student accommodation should not, by itself, be taken to mean that a further intensified or materially different form of HMO occupation is automatically acceptable.
The Council should assess the actual planning consequences of the proposed use, rather than relying solely on the existing use of the building.
4. Cumulative impact and concentration of HMOs
The Council has itself recognised that the growth and concentration of HMOs can create concerns for communities, including impacts on amenity, community cohesion and quality of life.
In January 2026, the Council considered the implications of HMOs for housing stock and communities and recognised concerns raised by residents and elected Members regarding the presence and concentration of HMOs across the Borough.
The Council's HMO policy framework is intended to ensure that HMOs contribute positively to communities and that detrimental impacts are appropriately managed.
The Council should therefore undertake a proper assessment of the existing concentration of HMOs and other forms of shared or transient accommodation in the surrounding area, rather than considering this application in isolation.
5. Housing need and the appropriate type of accommodation
The Council's Local Plan requires consideration of housing need and the delivery of a mix and balance of appropriate housing types and tenures.
The applicant should demonstrate why converting this accommodation into a large HMO represents an appropriate response to local housing need.
In particular, the Council should consider whether the proposal provides accommodation that meets an identified local need, or whether it primarily represents an intensification of an existing accommodation use without providing the balanced housing provision that the local community requires.
6. Quality of life and residential amenity
The Council's planning assessment should give proper consideration to the effect of the proposal on existing residents.
The cumulative impacts of increased occupation, activity, parking, refuse, deliveries and general comings and goings should be assessed.
The Council should also ensure that appropriate arrangements are in place for:
* Waste and refuse storage and collection;
* Management of the building;
* Noise control;
* Anti-social behaviour;
* Maintenance of communal areas;
* Management of external areas;
* Parking and servicing; and
* A clear point of contact for residents and neighbouring properties.
7. Need for a comprehensive assessment
Given the scale of the proposed HMO, I believe the Council should require the applicant to provide clear evidence demonstrating that the proposed use is appropriate for this particular location.
This should include consideration of the capacity of local amenities and infrastructure, the existing concentration of HMOs and shared accommodation, transport and parking implications, housing need, and the cumulative impact upon the surrounding community.
The Council's own Local Plan provides the framework for considering housing, infrastructure and community facilities, while the Council's HMO guidance recognises the importance of maintaining mixed and balanced communities.
Conclusion
I respectfully request that Stockton-on-Tees Borough Council refuse planning permission for application 26/1555/COU unless and until the applicant can satisfactorily demonstrate that the proposed large HMO would:
1. Provide an appropriate form of housing for the identified local need;
2. Not result in an unacceptable concentration of HMO or transient accommodation;
3. Be adequately supported by existing local amenities and community infrastructure;
4. Not place unacceptable additional pressure on already limited local services;
5. Protect the residential amenity and quality of life of neighbouring residents;
6. Provide adequate arrangements for parking, waste, management and anti-social behaviour; and
7. Contribute to a balanced, sustainable and properly supported residential community.
The lack of adequate local amenities and community infrastructure is a particularly significant concern and should be given substantial weight in determining whether this intensified use is appropriate at this location.
I therefore ask the Council to take this objection into account when determining application 26/1555/COU.
Yours faithfully,
Luke John Frost
Chairman
Stockton Liberal Democrats
