Retail unit and six-bed HMO at 41 Rosetta Road, Belfast

What was proposed

The application proposed a retail unit, rear extensions, a dormer window and a six-bedroom, six-person HMO.

“Summary Application Ref: LA04/2024/1466/F Committee Meeting Date: 13 th May 2025 Proposal: Ground floor extension and alterations to provide 1 No. retail unit. Two storey rear extension. Rear dormer window. Change of use of first & second floor level & part of ground floor level to 6 bed / 6 person HMO (amended description and plans).”

“This application seeks full planning permission for ground floor extension and alterations to provide 1 No. retail unit; two storey rear extension; rear dormer window; change of use of first and second floor level and part of ground floor level to 6 bed / 6 person HMO (amended description and plans).”

Officer report

The site and its surroundings

The site was a two-storey corner building with a ground-floor catering-equipment shop, office and storage space, and rear and side areas.

“The application site is located at 41 Rosetta Road. The property is a 2-storey building with a retail unit at ground floor selling catering equipment. The first floor is currently office/storage space. The building has a hipped roof and sits on the corner of Wynchurch Road, benefiting from access from Rosetta Road and private access from Wynchurch Road.”

“There is a small, enclosed amenity space to the side of the building, enclosed by palisade fencing. There is also space to the rear of the property, where a detached store is situated which is proposed to be used as a bin store.”

Officer report

What officers recommended

Officers recommended approval because the HMO threshold was not exceeded and they considered traffic, parking and surrounding amenity impacts acceptable.

“The proposal is compliant with Policy HOU10 in that the 10% threshold for HMOs on this stretch of the Rosetta Road has not been exceeded. The application site also has a frontage onto Wynchurch Road and for completeness a search of the number of HMOs was checked for this street which found there to be no existing HMOs.”

“Officers consider that the scheme will not be harmful in terms of traffic, parking and impact on the amenity of the surrounding area.”

Officer report

Objections from residents

Objections covered parking, traffic, drainage, flooding, waste, noise, appearance, overcrowding and possible effects on the neighbourhood.

“The application has been advertised and neighbours notified. The Council has received 115 letters of objection to this proposal. The issues raised in the objections are summarised as follows:”

“Parking, traffic, road safety. Waste and refuse collection 3. Adverse impact on the sewage network 4. Anti-social behaviour/noise 5. Adverse visual impact/anti-social behaviour/noise pollution 6. Flooding 7. The development is not in keeping with the local character 8. Overcrowding 9. Concerns regarding the actual intended ‘use’ of the property 10. Devaluing property 11. No kitchen facilities 12. Proliferation of coffee shops in the area 13.”

Officer report

Who spoke

A representative of the objectors spoke against the application, while representatives of DfI Rivers and DfI Roads answered members’ questions.

The committee’s decision

The Committee refused permission because the design was not complementary to the surrounding area and authorised final wording of the refusal reasons.

“Resolved - “That the Committee refuses to grant planning permission on the basis that the design of the proposal was not complementary to the surrounding area and delegates authority to the Director of Planning and Building Control to finalise the reasons for refusal.”

Minutes