14-bed temporary accommodation at 20 Station Street, Walsall

Site and surroundings

The building is in a mixed town-centre row near the railway station, with listed and locally listed buildings nearby and good access to services.

“Station Street is located in the Town Centre. The building is in a mixed row of residential and commercial uses within three storey town houses. Opposite is the railway and Walsall Railway Station car park.”

“In close proximity to the site is a row of three terraced properties; nos, 22, 23 and 24 Station Street which are Grade II listed. The run of buildings from 12-30 Station Street are also locally listed.”

Officer report

Earlier permission

An earlier permission was granted, but a new application was submitted because its wording wrongly described the change as retrospective.

“Planning applications • 25/0726 - Retrospective planning application for the change of use from hotel (use class C1) to 14no. bedroom HMO (use class Sui Generis) – Permission Granted Subject to Conditions – 15-12-2025.”

“The wording of the previous permission was incorrect, specifically the use of the term ‘Retrospective’, as the change of use has not yet taken place. A new application has been submitted to accurately reflect the permission sought.”

Officer report

Why officers supported it

Officers considered the temporary use, public benefit, sustainable location and limited physical change outweighed policy conflicts and amenity concerns.

“The proposed development only relates to a change of use of the property and no external alterations to the fabric of the building are proposed as part of the application. Officers consider that the change of use will generate less than substantial harm to the identified heritage assets and their settings and that this harm is at the lower end of the scale. The proposal would result in public benefit by creating temporary accommodation for the homeless.”

“Amenity of neighbours and future occupiers With regard to amenity of future occupants, there is no outdoor or green amenity space proposed. This could have an adverse impact on the health and well-being on the future occupiers. Notwithstanding this, the property is located within walking distance to public open spaces, including Bath Street, approximately 10 minutes’ walk, and Walsall Arboretum approximately 25 minutes walk.”

Officer report

Consultation responses

Consultees raised no objections on archaeology, the railway or fire safety; environmental protection sought acoustic mitigation, and police concerns could be managed by condition.

“Environmental Protection No objections to the application subject to a condition associated with acoustic mitigation.”

“West Midlands Police Concerns have been raised regarding the size and location of the proposed use.”

Officer report

Support at the meeting

A supporting speaker said the accommodation would be Council-managed, temporary and hotel-like, meeting demand and helping vulnerable people access services and support.

Committee discussion

Members described the proposal as an invest-to-save scheme and said properly managed HMOs could work and support residents.

“There were no questions to officers and the Committee moved to debate.”

“A Member noted that the proposal was an invest to save and demonstrated that HMOs could work if managed properly. A Member commented that the proposal supported residents.”

Minutes

The vote

Councillor M. Statham moved approval, Councillor Bird seconded it, and the committee voted unanimously.

“It was moved by Councillor M. Statham and seconded by Councillor Bird and upon being put to the vote it was;”

Minutes

The decision

The committee delegated permission to the Interim Head of Planning and Building Control, subject to conditions and finalising amendments.

“That Planning Committee delegated to the Interim Head of Planning & Building Control to grant Planning Permission for application 26/0050 subject to Conditions, and subject to: The amendment and finalising of conditions.”

Minutes

Conditions attached

The recommended conditions covered commencement, approved plans, cycle parking, acoustic mitigation and a management plan for tenant behaviour, waste and complaints.

“4b: The approved Acoustic Mitigation Scheme shall be fully implemented in accordance with the approved details.”

“5a: Prior to first occupation of the property as a House in Multiple Occupation hereby permitted, a comprehensive Management Plan shall be submitted to and approved in writing by the Local Planning Authority. The Management Plan shall include, but not be limited to, the following details: i. Arrangements for managing tenant behaviour. ii. Location, storage and collection arrangements for waste and recycling bins. iii.”

Officer report