10-bed HMO at 77 Ullet Road, Greenbank, Liverpool

What was proposed

The application sought to change an existing 11-bedroom hostel into a 10-bedroom HMO for up to ten residents, without external alterations.

“Planning permission is sought for the change of use of an existing 11-bedroom hostel at 77 Ullet Road to a 10-bedroom House in Multiple Occupation (HMO) (Sui Generis). No external alterations are proposed, and the building would retain its existing appearance within the street scene and Sefton Park Conservation Area. The site is occupied by a substantial Victorian property currently operated as YMCA hostel accommodation.”

“A number of objections have been received from local residents and the ward councillor, raising concerns regarding the concentration of HMOs, parking pressures, noise and disturbance, anti-social behaviour and the implications of the Article 4 Direction. These concerns have been carefully considered. In assessing the proposal, significant weight has been given to the lawful existing use of the property as an 11-bedroom hostel.”

Officer report

Earlier applications

A 2024 application involving extensions and two HMOs was refused and dismissed on appeal, while earlier applications for an extension and hostel use were approved.

“This site 22F/3352 To carry our two-storey rear extension to first and second floor, single storey extension to the rear, rooflights to front and rear, alter and relocated dormer extension at rear and undertake alterations to elevations to allow for subdivision of property to use the premises as one 7-bed HMO (Sui Generis Use Class) and one 5-bed HMO (C4 Use Class) Refused 9th February 2024 and dismissed at appeal – relating to extensions only…”

“08F/0353 To erect single storey extension to existing kitchen at rear of hostel premises and install ground floor window in the side elevation. Approved 4th April 2008”

Officer report

Why officers supported it

Officers considered the HMO acceptable because the area’s HMO concentration was below ten percent and impacts would not materially exceed the existing hostel use.

“The site located in HMO sub-area D: Sefton Park (north) periphery whereby LCC Policy data states that the concentration of HMOs does not exceed 10%. The current concentration in this area is 8.5%. As such, the principle of converting the premises into an HMO is considered acceptable, with regards to Policy H11 and subject to satisfying the relevant sections of Policy H10.”

“In assessing the impact of the proposal on residential amenity, regard has been had to the lawful existing use of the property as an 11-bedroom hostel. The proposed use as a 10-bedroom HMO would result in a comparable level of occupation and activity associated with residents' day-to-day movements.”

Officer report

What people said

The ward councillor and six neighbours objected over HMO concentration, parking, noise, antisocial behaviour, the Article 4 Direction and uncertainty about the future operation.

“Objectors state that the site lies within the Sefton Park Conservation Area and an area covered by the Article 4 Direction, which was introduced to control the proliferation of HMOs. • Concerns are raised that approval would undermine the purpose of the Article 4 Direction and contribute to a further concentration of HMOs within the locality.”

“Concerns are raised regarding the potential impact on neighbouring residential properties and the perceived effect on community cohesion. • It is argued that the area has recently seen an increase in family occupation and that the proposal may undermine this trend. • Significant concerns are raised regarding existing parking pressures within Ullet Road, Cumberland Avenue and Rutland Avenue.”

Officer report

Who spoke

The planning officer outlined the application to the committee.

The decision

The committee approved the 10-bedroom HMO subject to the proposed conditions.

“25F/2687 to use 77 Ullet Road, Liverpool 17, as a 10-bed HMO (Use Class Sui Generis), be approved subject to Conditions as proposed by the Director of Planning and Building Control. _____”

“That the recommendation as set out above, to grant the application subject to Conditions, be approved.”

Minutes