Four-person young professionals’ HMO at 15 Trinity Road, Llanelli

The site and history

The property is on an established residential street within Llanelli’s development limits, and no planning history is attached to the site.

“The application site is located on Trinity Road, within the defined development limits of Llanelli, as identified in the adopted Carmarthenshire County Council Local Development Plan. The site falls within the Glanymor Ward.”

“Trinity Road is a well-established residential street characterised predominantly by detached and semi-detached dwellings of traditional design and scale, set within modest plots with front and rear gardens. The surrounding area has a cohesive residential character with a mix of long-standing owner-occupied homes and some rented accommodation.”

Officer report

What officers recommended

Officers considered the proposal compliant with planning policies because it maintained residential use, avoided over-concentration and had an acceptable highway impact.

“Concerns have been raised regarding the potential occupants of the proposed HMO, including uncertainty about who may reside at the property, references to asylum seekers or foreign nationals, questions about the vetting of tenants, and perceived risks to community safety. While these comments are noted, they do not constitute material planning considerations.”

“Each planning application is determined on its own merits, based on local and national planning policies. The approval of this specific HMO, which is considered compliant with Policies H3 and GP1 due to its modest scale, maintenance of character, and provision of acceptable accommodation, does not automatically "open the door" for numerous other conversions.”

Officer report

Consultation responses

The town council and local councillors objected, while highways and public protection consultees raised no objection and the police provided no formal response.

“Police Liaison Officer - Dyfed Powys Police have sought clarification regarding the House of Multi Occupancy Policy adopted by Carmarthenshire County Council; however have not provided a formal response.”

Officer report

Residents’ concerns

Residents objected that the HMO would worsen parking, antisocial behaviour, infrastructure pressure, noise and harm to the area’s established residential character.

“The street already experiences significant parking shortages for existing residents. • Many properties display disabled parking notices, yet residents, particularly elderly or mobility-impaired occupants, already struggle to park near their homes. • Introducing an HMO would increase vehicle numbers and further exacerbate these existing parking and highway safety issues.”

“The immediate neighbourhood is predominantly occupied by elderly residents and families with children or grandchildren. • The introduction of further transient accommodation is viewed as incompatible with the needs and wellbeing of these vulnerable groups. • The nearby green space, used by residents for relaxation, walking, and social interaction, contributes to the area’s quiet character and is regarded as sensitive to intensification.”

Officer report

Who spoke

Local members made representations opposing the application, and the Senior Development Management Officer responded to the issues raised.

The committee’s concerns

Members focused on community cohesion, parking and traffic, waste, noise, antisocial behaviour, location and the increasing number of HMOs nearby.

“Representations were received from the Local Members objecting to the application which re-iterated some of the points detailed within the Head of Place and Sustainability’s report.”

“Detrimental impact on community cohesion and impact on the amenity of the area. • Parking and traffic concerns. • Potential issues with the treatment and disposal of waste. • Noise and disturbance impact and antisocial problems. • Inappropriate location. • A noticeable increase in the quantity of HMOs in the vicinity.”

Minutes

The decision and reasons

The committee refused the application contrary to the recommendation, citing harmful intensification, HMO concentration and inadequate parking and transport arrangements.

“The Committee referred to the report of the Head of Place and Sustainability. The Committee resolved that the application be refused contrary to the Head of Place and Sustainability’s recommendation, on the basis of the following reasons:-”

“The proposal is contrary to Policy TR3 of the Carmarthenshire Local Development Plan in that it fails to demonstrate that adequate off-street parking and transport arrangements can be provided for the increased number of occupants associated with the development. The shortfall in provision is likely to intensify existing on-street parking pressures and could result in conditions detrimental to highway safety and the free flow of traffic in the surrounding area.”

Minutes