Four-person HMO at 145 Nairne Street, Burnley

“The property is a three bedroom, two-storey coursed stone and blue slate end- terrace house of traditional construction, on a row with other terraced properties within a predominately residential area. The property has a rear yard. The immediate surrounding area contains ten small HMOs that are within 100 metres of the application site and located in the Trinity Ward.”

“This application seeks planning permission for the change of use and conversion of a dwelling into a four-bedroom HMO (House in Multiple Occupation) for a maximum of four occupants. No external works are proposed, with limited internal reconfiguration works to allow for the conversion. The proposal additionally includes lineation of areas for bin storage and secure bicycle storage.”

“The property is within the development boundary limits of the Principal Town of Burnley as defined by the Local Plan and has an Article 4 Direction within the ward of Trinity to protect local amenity and the wellbeing of this area by removing permitted development rights for the change of use from Use Class C3 (dwellinghouses) to Use Class C4 (Houses of Multiple Occupation (HMO) (three to six individual occupiers)).”

“Section38(6) of the PCPA 2004 requires applications for planning permission to be determined in accordance with the development plan unless material considerations indicate otherwise.”

“In conclusion, the proposal is acceptable in principle and is considered to be within a sustainable location. Although the representations of objection have been carefully considered, the proposal would have an acceptable impact on highway conditions, the living conditions of occupants and the living conditions of nearby occupants. Other issues do not raise significant or fundamental concerns.”

“Policy HS4 requires new housing development to provide private and functional outdoor space for occupants, including communal provision where appropriate. The National Design Guide reinforces the importance of external amenity space in supporting health and wellbeing and acknowledges appropriate solutions will vary by their context.”

“There have been three representations of objections. They raise the following issues:”

“Already 6 HMOs on the block. • Impact on parking. • Problems with police chasing drug addicts and dealers. • The street is in an unfit state of repair causing damage to road users’ vehicles. • Not enough rented family properties in the area.”

“As the decision was contrary to officer recommendation a named vote was taken as follows:”

“To refuse the application (contraryto officer recommendation) (Resolution) Councillor Mohammed Ishtiaq Against Councillor Martyn Hurt For Councillor Aurangzeb Ali Abstain Councillor Gordon Birtwistle For Councillor Sue Graham For Councillor John Harbour For Councillor Bill Horrocks Against Councillor Alan Hosker For Councillor Shah Hussain For Councillor Jacqueline Inckle For Councillor Jack Launer For Councillor Mike Steel For Carried…”

“The proposal fails to provide adequate private outdoor amenity space for the future occupants of the proposed House in Multiple Occupation and, as such, would result in unacceptable living conditions for future users and occupiers of the development, contrary to policy SP5 (2(h)) of Burnley’s Local Plan (2018) and paragraph 135 of the National Planning Policy Framework.”