Six-person HMO at 74 Manchester Road East, Walkden

“On this basis, it is considered that the proposal would not lead to an over-concentration of HMOs in this part of the city and would therefore accord with Policy HMO1 of the HMO SPD. Given the modest scale of the proposal and its contribution towards meeting the demand for lower-cost shared accommodation, the principle of the change of use to a 6-person HMO is considered acceptable.”

“Given the number of bedrooms proposed, a condition is recommended to restrict the maximum occupancy of the property to six persons. Subject to this condition, the development is considered capable of providing acceptable living conditions for future occupiers and is therefore compliant with Policies H2, F3 and D5 of the SLP:DMP.”

“The proposed use of the property as a six-bedroom, six-person House in Multiple Occupation (Use Class C4) is not expected to give rise to an unacceptable impact on the amenity of neighbouring residents in terms of noise, disturbance or antisocial behaviour. Case law and appeal decisions consistently indicate that it is difficult to substantiate claims that a small, well-managed HMO would generate materially greater levels of disturbance than a typical family dwellinghouse.”

“In accordance with paragraph 116 of the National Planning Policy Framework, development should only be refused on highway grounds where there would be an unacceptable impact on highway safety, or where the residual cumulative impacts on the road network would be severe. In this instance, the Local Highway Authority has raised no objection to the proposal and considers that it would not result in a severe impact on the local highway network.”

“Consultations Salford Environment Officer (DM) Summary - No objections Salford Highways Officer (DM) Summary - The Council’s highways officer has assessed the proposal and raises no objection in principle. The site is considered to be in a sustainable location, with good access to local amenities and public transport within walking distance.”

“Change of use of existing property from a dwellinghouse (use class C3) to a 6 bedroom, 6 person House in Multiple Occupation (HMO) (use class C4) together with the installation of additional windows to existing elevations.”