Five-bed HMO and offices at 45 - 49 Ripponden Road, Oldham

“The application seeks planning permission for the conversion of the lower ground (storage) and ground floors into Class E (office), alterations to existing store frontages, conversion of the first floor (residential) into a 5-bed House in Multiple Occupation (HMO), and a new rear access staircase.”

“Bedroom 1: 11.99m² (single room) Bedroom 2: 14.21m² (single room) Bedroom 3: 11.27m² (single room) Bedroom 4: 12.50m² (single room) Bedroom 5: 13.49m² (single room)”

“The site relates to 3no commercial units located at 45-49 Ripponden Road, Oldham. The site is located within a predominant mixed-use commercial/industrial area and is not within but sited directly adjacent to Business Employment Area 10 (Greenacres). In addition, there are also some residential properties nearby at Ripponden Road/Shrewsbury Street.”

“The site is unallocated by the Local Plan Proposals Map.”

“PA/055951/08 - Proposed alterations to shop and living accommodation – Approved 20.02.2009”

“The site includes a narrow strip of land adjacent to the gable end, which will be paved to provide adequate pedestrian access to the rear of the property and the HMO entrance. This arrangement is considered acceptable, as the principal access route will run from the main road to the rear of the site. The width of the access path is sufficient to ensure it does not feel enclosed or constrained.”

“The proposal includes the installation of external security lighting and CCTV to ensure that occupiers of the HMO have safe access to the rear of the site. Although the rear is already used by pedestrians accessing the back of the terraced row, the introduction of five residential bedrooms increases the intensity of use. As a result, it is considered necessary to provide appropriate safety measures to protect future occupiers.”

“In accordance with the requirements of the Town and Country Planning (Development Management Procedure) (England) Order 2015, and the Council’s adopted Statement of Community Involvement, the application has been advertised by neighbour notification letters. CONSULTEE FORMAL RESPONSE Environmental Health Formal response received. Raise no objection subject to conditions relating to soundproofing.”

“Highways Formal response received. Raise no objection subject to cycle storage condition.”

“RESOLVED: That the application be REFUSED for the following reason:”

“The proposed House in Multiple Occupation (HMO) would result in an undue concentration of such uses in the area to the detriment of the established character of the locality. The proposal is therefore contrary to Policy 11 of the Oldham Local Plan.”