Five-bedroom HMO at 351 Station Road, Bamber Bridge, Preston

What was proposed

The application sought retrospective permission to change a dwelling into a five-bedroom HMO, with a new pedestrian access at the front.

“Proposal Retrospective Change of Use from Dwellinghouse (Use Class C3) to 5 Bed HMO (Use Class C4), together with new pedestrian access to front. (Amended Description)”

“Planning permission is sought for the retrospective change of use from a dwellinghouse (Use Class C3) to 5 Bed HMO (Use Class C4)”

Officer report

The site

The end-terraced property has front and rear gardens, no off-street parking, and nearby rail, bus and town-centre facilities.

“The application site relates to ‘351 Station Road’, a modest end terraced property located towards the south end off Station Road. The property has gardens to the front and rear. Access to the property is gained via an existing pathway which is under the ownership of 349 Station Road, for which there is a conveyance in place for right of access.”

“There is currently no off-street parking available at the site. However, the property occupies a highly sustainable location, with Bamber Bridge Railway Station situated approximately 400m away and the nearest bus stop located…”

Officer report

Planning history

The property previously had permission for a kitchen extension in 1983.

“The property has historically extended with a planning application for a kitchen extension approved under planning reference 07/1983/0643”

Officer report

What officers recommended

Officers considered the proposal policy-compliant and recommended approval, subject to conditions and completion of renotification for the new access.

“In policy terms, the proposal is considered compliant and having regard to the comments of statutory consultees and following commentary, it is recommended that the application should be approved subject to the imposition of conditions.”

“The Committee are minded to grant planning permission and that the decision is delegated to the Chair of the Planning Committee and the Head of Planning and Enforcement following the completion of the renotification period (26/06/2026) in respect of the new access should no new issues be raised.”

Officer report

Officers’ main findings

Officers found no unacceptable harm to character, residential amenity or highway safety, despite acknowledging possible increased parking demand.

“Local Plan Policy G17 requires that new development should not prejudice highway safety, pedestrian safety, the free flow of traffic, and would not reduce the number of on-site parking spaces to below the standards stated in Policy F1.”

“Whilst it is acknowledged that the proposal may increase demand for on- street parking, the Local Planning Authority considers that any additional impact would not result in a severe impact on highway safety or the operation of the surrounding highway network, having regard to paragraph 116 of the NPPF.”

Officer report

Consultation responses

Highways had no objection subject to conditions, Environmental Health provided HMO licensing advice, and Housing made no comments.

“Lancashire County Council Highways – No objections subject to the imposition of conditions.”

“South Ribble Environmental Health– For licensing of HMO’s, if there are 5 or more people forming two or more households then the operator needs an HMO licence. Advisory attached as part of this permission.”

Officer report

Residents’ objections

Two objection letters raised concerns about parking, congestion, disturbance, shared access, privacy, safety, character and policy compliance.

“Access and disturbance • All tenants and visitors cross neighbouring private driveway to access property. • Constant foot traffic over shared access. • Ongoing conflict and obstruction with neighbour’s use of driveway.”

“Policy conflict (summary) • Conflict with Local Plan Policy B1 (impact on character and amenity). • Conflict with Policy F1 (access and parking/servicing impacts). • Conflict with Core Strategy Policies 17 and 22.”

Officer report

Who spoke

Registered speakers were Councillor Clare Hunter and the applicant’s agent.

The committee vote

The committee resolved the application by eight votes to one.

“The officers’ recommendation that the application be approved, subject to the imposition of conditions outlined within the report and following the completion of the renotification period (26/06/2026) in respect of the new access, with delegation to the Chair of the Planning Committee and Head of Planning and Enforcement, should no new issues be raised was proposed by Councillor Chris Lomax and seconded by Councillor Pete Pillinger.”

Minutes

The committee decision

The committee was minded to grant permission, delegating the decision after renotification if no new issues were raised.

“That Committee are minded to grant planning permission and that the decision is delegated to the Chair of the Planning Committee and the Head of Planning and Enforcement following the completion of the renotification period (26/06/2026) in respect of the new access should no new issues be raised.”

Minutes