Eight-bedroom HMO conversion at 9 Ballyrashane Road, Coleraine

What was proposed

The application sought to convert a six-bedroom dwelling into an eight-bedroom HMO, with internal and external alterations and eight parking spaces.

“The application proposes the change of use of 9 Ballyrashane Road, Coleraine from a six (6) bedroom residential dwelling to an eight (8) bedroom house of multiple occupancy (HMO) with proposed internal and external alterations.”

“The internal and external alterations provide additional living accommodation within the roof void. The alterations include installation of a single dormer to the rear of the dwelling (which serves bedroom number 7) and a ramped access to the rear. Internal alterations include the formation of an additional bedroom on the ground floor. This space is to be created from taking an area off the existing living room to create bedroom no.5.”

Officer report

The site

The detached dwelling is outside Coleraine’s settlement limit, in a rural area beside agricultural land and a protected route.

“The application dwelling is a large single storey detached dwelling with accommodation provided within the roof void. The host property is ‘L’ shaped with a rear return located on the western end of the property. The property is located east of Ballycastle Road roundabout. To the rear of the dwellinghouse is a mono pitched garage / store located on the south eastern corner of the site. The existing dwelling has a series of veluxs’ to the rear, near the ridgeline.”

“The site is irregular in shape. The site is bound by the Ballyrashane Road which is a Protected Route and to the rear and side by agricultural land, therefore, the application site sits in isolation.”

Officer report

Earlier site history

Earlier applications included permissions for a dwelling extension, a replacement bungalow and a garage, alongside refusals for a recovery vehicle store and guesthouse dwelling.

“Application Number: C/1978/0054 (Application Site) Decision: Permission Granted / Decision Date: 16/03/1978 Proposal: Conversion of outhouse to form part of dwelling and single storey rear extension.”

“Application Number: C/1978/0238 (Application Site) Decision: Permission Refused/ Decision Date: 22/06/1978 Proposal: Garage for accident recovery service vehicle store.”

Officer report

Officers’ recommendation

Officers recommended approval because the proposal complied with relevant policies and would not unacceptably harm amenity, the environment or the area’s character.

“Acknowledging guidance in NAP, provision of this type of housing needs to be controlled to ensure that the accommodation provided for residents is of a satisfactory standard, and that the impact on neighbouring properties is not detrimental to their amenity, or to the environment or character of the area.”

“Taking everything into consideration, this application will not unacceptably affect the amenity, environment, or character of Ballyrashane Road. Ballyrashane Road currently holds zero (0) HMO properties according to the HMO register. Given the site and wider area characteristics, the proposed change of use will not detrimentally impact the character of the area.”

Officer report

Consultation responses

Roads, Environmental Health, the HMO Unit and NI Water raised no objections, with road access acceptable subject to a condition.

“Internal: Four (4) consultations were issued in relation to this application. ▪ DfI Roads were consulted on two (2) occasions during the processing of this application. o DfI Roads responded on 12th January 2026 to state they had required amended entrance details for the proposal. o DFI Roads responded on 30 th January 2026 to state that they were content with the proposed amended plans subject to a condition.”

“Environmental Health did not raise any objection to the proposal and provided informatives.”

Officer report

Objections received

Fifty-one objections from 43 addresses raised concerns about traffic, parking, noise, antisocial behaviour, services, overcrowding, waste and family housing.

“Neighbours: No neighbours were notified under the terms of the legislation. Representations: 51 letters of objection have been received in relation to the proposal. The objections were from 43 different addresses. Objections were received from:”

“Property values • Increased traffic and parking issues • Noise and disturbance • Anti-social behaviour • Health and wellbeing • Poor precedent • Reducing the number of family housing. • Over provision of HMO • Impact on services and utilities • Impact on character of area • Unethical room sizes/overcrowding • Waste management • Managed by fit and proper manager • Some representations just stated that they objected…”

Officer report

Who spoke

A senior planning officer presented the application and answered questions about the ramp, occupants, the rural location and the widened access.

Committee debate

Councillor Watton opposed the proposal, saying it was out of keeping, would set a poor precedent and did not meet everyone’s housing needs.

“Councillor Watton stated that the proposal is not in keeping with the local area and approving it would set a poor precedent. He stated that SPPS 2 edition 2 refers to a “supply of quality housing to meet the needs of everyone” and stated that this proposal goes against that as it does not meet the needs of everyone, and it will not reduce waiting lists, so he will not be voting for the proposal.”

Minutes

The vote

Nine members voted for approval, three against and one abstained after a recorded vote was requested.

“Councillor Anderson requested a recorded vote.”

“The Chair put the motion to the Committee to vote. Members voted For; Members voted Against, 1 Member Abstained The Chair declared the Motion carried and application approved.”

Minutes

The decision

The committee approved planning permission subject to the stated conditions.

“RESOLVED - That the Committee has taken into consideration and agrees with the reasons for the recommendation set out in section 9 and the policies and guidance in sections 7 and 8 and resolves to APPROVE planning permission subject to the conditions set out in section 10.”

Minutes

Conditions attached

The permission requires commencement within five years and approved vehicular access, visibility splays and forward sight distance before development begins.

“PROPOSED CONDITIONS 1. The development hereby permitted must be begun within five years from the date of this permission.”

“No development shall commence until the vehicular access, including visibility splays and any forward sight distance has been provided in accordance with Drawing No. 02A. The area within the visibility splays and any forward sight line shall be cleared to provide a level surface no higher than 250mm above the level of the adjoining carriageway and such splays shall be retained and kept clear thereafter.”

Officer report