Six-person HMO at 2 Woodfield Road, Salford

“Planning permission is sought for change of use of the property from a single dwellinghouse (in Use Class C3) to a 6-person House in Multiple Occupation (“HMO”) (Use Class C4), together with the rendering of the existing rear dormer and side elevation at second floor level.”

“The proposal has been amended during the lifetime of the application to include works to the exterior of the building. This includes the rendering of the external walls of the rear dormer and the side elevation at second floor level. The render would be of a pale white / cream colour to match that used to the rear of the existing dwelling.”

“The property occupies a corner plot and has previously been extended with a single rear storey extension, in addition to a rear dormer extension.”

“It currently comprises 4 bedrooms and has 2 off-street parking spaces accommodated on the driveway which is accessed via Woodfield Road. There is a small enclosed garden to the rear of the property (south).”

“The number of neighbouring properties notified - 10 Representations from neighbours and members of the public Comments of Support – 0 Comments of Objection – 66 objections from 58 separate addresses, including an objection from Cllrs Bentham and Pevitt Other Representations – 0 Summary of objections from members of the public: Parking and Highways • Insufficient off-street parking (2 spaces) for a proposed 6-person HMO • Likely increase in vehicle ownership leading to…”

“PA/2026/0629 The inclusion of additional facilities such as ventilation, lighting etc. is not a requirement for planning application drawings. These are assessed under Building Regulations provisions.”

“PA/2026/0629 Part 3 of Policy H10 of the Local Plan also states that conversions to HMOs will only be permitted where it can be demonstrated that the proposal would not, either individually or cumulatively with other completed developments and schemes with planning permission or prior approval, result in any house that is in use as a single dwelling being immediately adjacent to more than one property in use as student housing, houses in multiple occupation, hotels,…”

“PA/2026/0629 It is clear from the above that the proposal would not lead to an overconcentration of HMOs in this part of the city, in accordance with Policy HMO1. For this reason and given the proposed HMO could make a positive contribution towards meeting the housing needs of those requiring lower cost accommodation, the principle of the change of use to provide a 6 person HMO is considered to be acceptable with the proposal making a positive contribution to the mix of…”

“All habitable rooms within the property would be served by adequately sized and sited windows, and the occupants would have access to a communal kitchen / dining room. According to the Council’s Standards for houses in multiple occupation document, the following relevant space standards are required to be met: Figure 5: HMO standards…”

“When assessing the suitability of an HMO with regards to space standards, officers make a recommendation by assessing the HMO as a whole and the potential use of the space provided. When considering the requirements, the minimum floor space for a combined kitchen and dining area is 19.5m 2 for 6 occupants. Given that all of the proposed bedrooms exceed 10m 2 , there is no requirement for an additional living room. The combined kitchen / dining area would measure 22.4m 2”

“Consultations Salford Highways Officer (DM) Summary - The Council’s Highways Officer has reviewed the application. They consider the site to be sustainably located and note that there are no on-street parking restrictions along this section of Woodfield Road or the surrounding roads. They request a condition be attached to any grant of planning permission requiring details of a secure cycle shelter for at least 3no. cycles to be submitted to and approved by the Council.”

“Salford House in Multiple Occupation (HMO) Licensing Team (DM) Summary – Meets the standards for a 6 person HMO.”

“Change of use from a dwellinghouse (use class C3) to a 6 bedroom 6 person House in Multiple Occupation (HMO) (use class C4) and rendering of existing dormer.”