Three-bedroom HMO at 15 Buxton Road, Stretford, Manchester

“118110/FUL/26 DEPARTURE: No Change of use from single dwelling (C3) to 3-bedroom House in Multiple Occupation (HMO) (C4) with the erection of a single storey rear extension and associated external alterations.”

“The proposed HMO would have a kitchen, dining/living area and one bedroom on the ground floor. There would be two bedrooms on the first floor. All bedrooms would have en-suites. The Use Classes Order 1987 (as amended) defines a C4 HMO use as: Houses in multiple occupation - Small shared houses occupied by between three and six unrelated individuals, as their only or main residence, who share basic amenities such as a kitchen or bathroom.”

“The application site relates to a two storey mid-terrace dwelling on Buxton Road, a residential area of Stretford. The existing property is constructed of red facing brick and has a slate roof. Off-street parking provision is provided by the hardstanding to the front.”

“Environmental Health – No objections. I am satisfied that the proposed change of use will not introduce changes in noise levels to those of a family home and should not have an adverse impact on existing residential units to either side.”

“Local Highway Authority – No objections subject to conditions.”

“The application has received 12 objections and a call-in request from Cllr Cordingley. The comments received are on the grounds of highways, amenity, the principle of a HMO, housing needs, waste, environmental nuisance, crime/public safety, community cohesion and the consultation process, which are all summarised below:”

“Buxton Road is a quiet residential road with family homes and a good community feel. • Providing a safe, stable and peaceful home environment is extremely important. • These properties should be used for local tenants only. • The turnover of people in the HMO will make the area less secure. • Not knowing who will be entering the property is really worrying and a huge safety risk. • Increased anti-social behaviour associated with higher occupancy levels.”

“The Head of Planning and Development submitted a report concerning an application for planning permission for the change of use from single dwelling (C3) to 3-bedroom House in Multiple Occupation (HMO) (C4) with the erection of a single storey rear extension and associated external alterations.”

“It was moved and seconded that planning permission be refused.”

“RESOLVED: That planning permission be refused for the following reason:-”

“(1) The proposed use of the application property as a House in Multiple Occupation for up to six adults would represent an intensification of use over and above what would normally be expected in a two bedroom residential property and would result in unacceptable noise and disturbance to the detriment of the amenity that the occupiers of neighbouring properties could reasonably expect to enjoy.”