Five-person HMO at 18 The Beeches, Wrexham

What was proposed

The application sought to change a three-bedroom dwelling into a five-occupant HMO, with five bedrooms, limited alterations and an additional parking space.

“Internally on the ground floor, the existing longe/diner would be converted to a kitchen/lounge/diner and the existing kitchen and existing living room would be converted to 2 separate bedrooms, each with an en-suite. The first floor will remain as having 3 bedrooms and a bathroom but with 2 of the bedrooms each having an en-suite. There would therefore be a total of 5 bedrooms, an increase from 3.”

“The area to front of the property currently provides parking for 2 cars and the proposal intends to create an additional parking space by removing the existing grass and hedgerow along the front boundary.”

Officer report

The site

The site is a mid-terrace three-bedroom dwelling in a mainly residential area, accessed by a separate lane, with playing fields opposite.

“Site Description A mid-terrace 2 storey, 3 bed dwelling located within a predominantly residential area. The site and its adjoining properties are accessed via a separate lane which runs alongside Price's Lane. Playing fields lie directly opposite the site across Price's Lane and a row of mature trees lie on an area of grassland that separates Price's Lane from The Beeches.”

Officer report

Consultation responses

Highways, Welsh Water, Natural Resources Wales and public protection raised no objections, while Welsh Water and public protection suggested safeguards.

“Dwr Cymru Welsh Water: No objections. Suggest a condition about surface water and addition of advisory note.”

“Public Protection Officer: No objections. Suggest addition of informatives including the need to apply for a HMO Licence prior to occupation and the requirement to comply with the Rent Smart Wales Scheme.”

Officer report

Residents’ objections

Twenty-five individuals objected, citing parking, highway safety, flooding, noise, community character, waste, biodiversity, infrastructure and over-intensification concerns.

“The objections relate to highway safety and parking impacts, harm to residential amenity, safety concerns and fear of crime/antisocial behaviour, conflict with the character and function of a family-oriented residential area, loss of family housing, over-intensification, drainage issues, environmental damage and infrastructure capacity concerns.”

“Highway Safety, Parking and Access - The Beeches is a narrow access-only road, in places with no footpaths, existing on-street parking is heavily constrained, a five-bed HMO is expected to generate at least five vehicles, plus visitors, risk to children walking to and from school and users of the adjacent cycle lane, obstruction of emergency and service vehicles, overspill parking onto grass verges and shared accesses including wheelchair access.”

Officer report

Who spoke

A speaker addressed the committee against the application, the agent spoke in favour, and a councillor highlighted parking and flooding concerns.

Members’ debate

Members discussed flood-risk mapping, surface-water flooding, permitted hard surfacing, HMO concentration, the earlier refusal and housing-mix considerations.

“The Officer presented the report and in doing so, displayed plans of the site to assist with his presentation. A discussion ensued and the following points were raised during the debate:”

“Confirmation that the site was close to, but outside, the flood risk areas identified on NRW’s flood plan. • There was no evidence to suggest that the proposed development would lead to additional surface water flooding or exacerbate existing flood risk. • Recognition that a hard surfaced area could be created on the site without the need for planning permission.”

Minutes

The vote

A proposed site visit was defeated, after which the committee resolved to refuse permission.

“A site visit was proposed and seconded but on being put the vote was lost.”

Minutes

Why permission was refused

The committee found inadequate off-street parking would increase on-street parking demand and additional hard surfacing would increase surface-water flood risk.

“(i) There is inadequate provision for off-street parking on site. The development is therefore likely to increase demand for on-street parking in the vicinity of the site to the detriment of highway safety. The…”

“(ii) The proposed additional hard surfaced area would increase the risk of surface water flooding, to due to existing risk of surface water flooding in the immediate vicinity of the site as shown on Flood Map for Planning. The development therefore conflicts with policy GDP1 (i) of the Wrexham Unitary Development Plan.”

Minutes