14-bedroom HMO with extension at Stanley H Cross & CO, Chorley

What was proposed

The application proposed converting offices into a 14-bedroom HMO, with a single-storey side extension.

“The application seeks planning permission for the change of use of no.10 Ashfield Road from offices to a 14no. bedroom house in multiple occupation (HMO). The first floor of the building is not part of the proposals.”

“The application also seeks planning permission for a single storey side extension measuring approximately 3.5m in width, approximately 8.8m in length with a maximum height of approximately 3.81m with a pitched roof.”

Officer report

The site and surroundings

The detached office building is in a mainly residential area, with a first-floor flat and a locally important area designation.

“The application site is located within the settlement area of Chorley as defined by the Chorley Local Plan 2012-2026 on the western side of Ashfield Road. The site is currently used as an office space for rent and is a large, detached property that has an attached flat at first floor level which is accessed via Shaftesbury Place.”

Officer report

Earlier planning history

Earlier permissions covered offices with a flat, extensions, advertising, an entrance porch and a single-storey side extension.

“Ref: 5/1/02414 Decision: PERFPP Decision Date: March 1965 Description: Use of land for erection of offices with self contained flat above…”

“Ref: 20/00232/FUL Decision: PERFPP Decision Date: May 2020 Description: Single storey side extension…”

Officer report

Highways and environmental health

Highways raised no objection, while environmental health considered the layout suitable but said licensing checks would assess standards, management and occupation.

“Lancashire County Council (LCC) Highway Services – Have stated that they do not have any objections regarding the proposal and are of the opinion that the proposed development will not have a significant impact on highway safety, capacity or amenity in the immediate vicinity of the site.”

“Chorley Council Environmental Health Officer – Has commented stating that they note that the number of bedrooms has been reduced to 14 and an additional kitchen has been created. From a brief desk top review of the floor plans submitted, the layout of the premises looks suitable.”

Officer report

Objections received

Seventy-eight representations raised concerns including parking, noise, fire safety, antisocial behaviour, intensive occupation, amenity space and community balance.

“At the time of writing the report 78 representations have been received citing the following grounds of objection to the proposed development –”

“Issues surrounding parking • Impact on the character of the area • Other areas are more suitable for this kind of development • Fire hazards • Noise generation • Loss of community balance • The approval of this application would set a precedent for this type of application • Additional vehicle movements • Number of occupants • Is there a proven need for HMO’s? • The sheer number of objections received should hold weight in the decision-making process • No information…”

Officer report

Who spoke

An objector, a ward councillor and the applicant spoke to the committee.

The committee vote

The committee unanimously resolved to refuse planning permission after a proposal was made and seconded.

“After careful consideration, it was proposed by Councillor Gordon France, seconded by Councillor Alex Hilton, and resolved unanimously that planning permission be refused due to the following reason:”

Minutes

Why permission was refused

The committee found insufficient parking, inadequate amenity space and harmful noise and disturbance for the first-floor occupant.

“The proposal fails to provide the necessary level of off-street car parking further exacerbating existing parking issues in the immediate area. The overly intensive use…”

“Planning Committee Tuesday, 11 November 2025 of the building because of the number of perspective residents mean that an inadequate amount of amenity space can be provided to support the proposed use of the building. Additionally, the intensive use of the building will have a detrimental impact on the impact of the first-floor occupant of the building because of noise and disturbance caused by the proposed use.”

Minutes