Six-person HMO at 11 Friendly Way, Belfast

What was proposed

The application sought permission to change a five-bedroom dwelling into a six-bedroom, six-person house in multiple occupation.

“Executive Summary: This application seeks full planning permission for Change of use from a 5-bed dwelling (use class C1) to a 6-bed/ 6 person House of Multiple Occupancy (Sui Generis use class). The site is located at 11 Friendly Way. The key issues are: • The principle of an HMO at this location • Impact on the character and appearance of the surrounding area.”

“The application is seeking full planning permission to change the of use from a dwelling (class C1) to a 6-bed/ 6 person HMO (suis generis).”

Officer report

The site and surroundings

The property is a two-and-a-half-storey end terrace in a mainly residential area of red-brick terrace homes, with enclosed rear amenity space.

“The application site is located at 11 Friendly Way. The property is a 2 and a half storey residential end terraced property. There is a small, enclosed amenity space to the rear of the building. The immediate area is predominantly residential characterised by terrace dwellings finished in red brick.”

“The site falls within the development limit as set out in the BUAP 2001 and draft BMAP 2015. The site falls within a Protected City Centre Housing Area within Draft BMAP.”

Officer report

Planning history

There was no relevant planning history for the site.

“There is no relevant planning history pertaining to the site. 3.0”

Officer report

What officers recommended

Officers recommended approval because the HMO threshold would not be exceeded and they considered the impacts on amenity, traffic, parking and waste acceptable.

“The scheme is compliant with Policy HOU10 in that the 10% threshold for HMOs on Friendly Way has not yet been reached. The applicant has demonstrated that there is sufficient provision for bin storage whilst retaining adequate amenity space. Officers consider that the scheme will not be harmful in terms of traffic, parking, impact on amenity of the surrounding area.”

Officer report

Consultation and objections

DfI Roads had no objection, while 289 objections raised concerns about waste, parking, character, living space, safety, noise and antisocial behaviour.

“Waste management 2. Parking and traffic 3. Impact on the character of the area 4. Inadequate living space 5. Safety and security issues 6. Noise and Anti-social behaviour Issues 1-4 are addressed in the main body of the report.”

“The HMO licensing scheme is in place to regulate HMOs. An anti-social behaviour plan will therefore be in place, and it is the landlord’s responsibility to ensure compliance with licensing requirements. Tenants also have responsibilities to make sure the landlord can carry out their duties. The Northern Ireland House of Multiple Occupancy Unit (NIHMO) within BCC has developed a guide highlighting ways to tackle antisocial behaviour linked to their properties.”

Officer report

Who spoke

A councillor, a community association representative and a planning representative spoke against the proposal.

The committee debate

Members discussed protecting family housing, community character, parking pressures, living space and the need for further guidance on HMO parking.

“A Member requested that further guidance be made available to the Committee to assist with the intensification of parking provision in relation to HMOs in comparison with family homes, when considering similar applications in the future.”

“A Member asked if the proposal provided sufficient living space in terms of the kitchen, dining and living space combined into one area. The Senior Planning Officer stated that the proposal met the space standards set out in the Local Development Plan.”

Minutes

The decision

The committee refused the application under Policy HOU3 to protect residential stock and living accommodation in an established residential community.

“Resolved - “That the Committee refuses the application based on Policy HOU3, in order to protect the residential stock in an established residential community and the quality of living accommodation and delegates authority to the Director of Planning and Building Control to finalise the wording of the reasons for refusal.”

Minutes