Four-bedroom HMO at 221 Bush Manor, Antrim

What was proposed

The application sought to change a dwelling into a four-bedroom house in multiple occupation, intended for rented accommodation for NHS staff.

“COMMITTEE ITEM3.2 APPLICATION NOLA03/2025/0503/F DEAANTRIM COMMITTEE INTERESTLEVEL OF OBJECTION RECOMMENDATIONGRANT PLANNING PERMISSION PROPOSALChange of use of a dwelling into a House of Multiple Occupation (HMO) SITE/LOCATION221 Bush Manor, Antrim, BT41 2UR APPLICANTOlatunbosun Lawal AGENTBig Design Architecture LAST SITE VISIT21 st August 2025 CASE OFFICERDan Savage Tel: 028 90340438 Email:daniel.savage@antrimandnewtownabbey.gov.uk Full details of this application,…”

“The proposal is for the change of use from a dwelling to a House of Multiple Occupancy (HMO). The Planning (Use Classes) Order (NI) 2004 includes HMOs as a ‘sui generis’ use. A HMO is defined in The Housing Order (NI) 2003 as, “a house occupied by more than 2 qualifying persons, being persons who are not all members of the same family.” The applicant outlines in Document 01, date stamped 20 th August 2025, that the proposal is to provide rented accommodation for NHS staff…”

Officer report

The site and surroundings

The site is a two-storey end-terrace dwelling in a residential area, with two rear parking spaces and a private rear garden.

“It is noted that the driveway is accessed to the rear of the property and has two parking spaces. A gate is located to provide access to the rear amenity space of the property. The surrounding area is residential in character with similar house types. The application site lies approximately 480m to the southeast of the main Antrim Area Hospital building.”

Officer report

Planning history

There was no relevant planning history for the application site, while two other HMOs had been approved elsewhere in Bush Manor.

“Overdevelopment; • Impact on property values; • Overcrowding; • Vermin; • Scale of extension; • Error with application form; • Acting without planning permission; • Legal oversight of future tenants; • Anti-social behaviour; • Precedent for future HMOs; and • Loss of open space. A summary of the key points of support raised is provided below: • Need for affordable housing options; and • HMO is no different to a family of 4 with teenage children of driving age each with their own car.”

“Following a planning history check of this housing development there is one additional approval for a HMO within this section of Bush Manor, approximately 290m to the southwest, located at No. 60a Bush Manor (Ref: LA03/2024/0865/F). A further HMO within another section of Bush Manor has also been approved located at No. Bush Manor (Ref: LA03/2022/0709/F), which has a separate access off Steeple Road.”

Officer report

What officers recommended

Officers recommended approval, finding the HMO acceptable in principle and unlikely to cause significant harm to character, amenity, parking or local services.

“Amenity Space DM 17.9 of the ANPS states that the Council will take account of the guidance in relation to private amenity space for new residential development proposals as set out in Creating Places Guidance. Concern has been raised through letters of objection with regards to the loss of open space.”

“The proposed development involves the introduction of one additional bedroom in the property and this is not considered to significantly increase the number of persons capable of living within the property and as such the proposal is not considered to have a significant impact on pressure on local infrastructure and services.”

Officer report

What people said

One hundred and fourteen objections raised concerns including parking, traffic, noise, safety, waste, overcrowding and community character; one letter supported the proposal.

“SP3 is supported by Policy: • Policy DM 10 Access and Parking Strategic Policy 4 - Homes (SP 4):sets out that the Councils aims of achieving quality in new residential development both within urban settlements and the countryside.”

“A summary of the key points of the objections raised are provided below: • Insufficient parking and traffic concerns; • Noise and disturbance; • Crime and safety concerns; • Strain on public services; • Waste and litter concerns; • Negative impact on character/community cohesion;”

Officer report

Who spoke

The agent spoke in support of the application and answered Members’ questions.

The committee vote

A motion to grant outline planning permission was proposed and seconded, then passed by five votes to four with no abstentions.

“Proposed by Alderman Campbell Seconded by Councillor Logue that outline planning permission be granted.”

“On the proposal being put to the meeting 5 Members voted in favour, 4 against and 0 abstention, it was agreed…”

Minutes