Six-person HMO conversion at 12 Monmouth Avenue, Bury

“Planning permission was initially sought for a 9 bedroom HMO, along with a rear dormer extension on the rear roof slope of the dwelling and the roofscape of the existing two storey outrigger. During the course of the application, the applicant has amended the proposal and is now proposing a 6 bedroom, 6 person, HMO and the rear dormer has been amended so it is now proposed to sit solely on the main rear roof slope of the property.”

“External Alterations: The following external alterations and outbuildings are proposed. • Two roof lights are proposed within the front roof slope. • A rear flat roof dormer extension is also proposed. • Within the rear yard area, a timber flat roof covered and secure bike store is proposed, which would sit against the rear boundary wall of the application site. An outside seating area is also proposed, and four refuse bins are proposed.”

“The application site sits between a property in use as a Class C3 (dwellinghouse) and a property that appears to be in use as four self-contained flats, as four doorbells exist on the front door. It sits opposite no. Monmouth Avenue which is in use as a 6 bedroom HMO.”

“The application site has a rear yard area and gate leading onto Back Monmouth Street, a cobbled street, Back Monmouth Street that runs along the rear of the Monmouth Street.”

“Conclusion The property has permitted development rights to convert from a dwellinghouse to a 6 person HMO without planning permission. Officers consider this proposed use of the dwelling as a 6 person HMO is a permitted change within the Town and Country Planning (Use Classes) Order Regulations, as amended.”

“As this is the case, whilst the proposal would contribute to the concentration of HMO and flat development in this area, the fact is that the proposals do not actually require planning permission and would be lawful. It would therefore be unreasonable of the Council to resist the application for any of the issues identified. Therefore, subject to the recommended planning conditions, it is recommended the application be approved.”

“Statutory/Non-Statutory Consultations Adult Care Services - No comments or observations received.”

“Housing - Public Protection - Advise a HMO Licence will be required by the applicant and that the proposal will need to comply with the HMO Licencing Standards.”

“Over Concentration of HMO's • Neighbours assert that there are already 3-5 HMOs on Monmouth Avenue which they consider is detrimental to the family housing character of the area and asserts this additional HMO will make the situation worse. • Concerned about the number of HMOs and the damaging impact on the local area. • Concerned that there would be a high turnover of occupants leading to community instability.”

“Lack of car parking provision • Neighbours raise concern about the proposed occupation of the dwelling as HMO would put undue pressure on the lack of on-street parking provision on the street which is already over-subscribed. • Advises, the street parking is already at full capacity, and the proposal would place further unacceptable pressure on parking provision.”

“The building shall not be occupied by any tenants unless and until a scheme to soundproof the party wall with the adjoining residential property has been submitted to and approved in writing by the Local Planning Authority. The duly approved soundproofing scheme shall thereafter be implemented in full before any occupation of the development hereby permitted first takes place.”

“The bin storage and covered and secure cycle parking facilities within the rear yard area indicated on the approved plans shall be implemented and made available for use to the written satisfaction of the Local Planning Authority prior to the use hereby approved commencing and thereafter be available for use at all times. Reason.”

“Monmouth Avenue, Bury, BL9 5DU 3. That the Committee Approved with Conditions the following application in accordance with the reasons put forward by the Development Manager in the report submitted and subject to all other conditions included: -”

“Monmouth Avenue, Bury, BL9 5DU Change of use of existing residential dwellinghouse (Class C3) to 6-bedroom (6 person) house in multiple occupation (HMO) (Sui Generis); Loft conversion with rear dormer extension/new roof/rooflights and external alterations…”