Three-bedroom HMO at 3 Wesley Street, Londonderry

The site and surroundings

The site is a two-storey mid-terrace dwelling with a small rear yard, no private parking and on-street parking in a mainly residential area.

“Appendix 3 4. Site and Surrounding Area The application site contains a 2- storey mid terrace dwelling on Wesley Street. The dwelling is finished in smooth painted render with flat black roof tiles, white pvc windows and a wooden door. The site has a small yard to the rear accessed by a rear lane off Wesley Street at the end of the terrace at 1 Wesley Street.”

Officer report

The officer recommendation

Officers recommended approval after concluding that the proposal complied with relevant HMO, design, amenity and parking policies.

“Design Policy GDPOL 2 sets out nine design criteria which are required to be demonstrated, where applicable. Given that no alterations are proposed to the design of this building, it is considered that, on balance, GDPOL 2 is complied with in so far as it relates to this application. Amenity & Human Health Criteria (i), (ii), (viii), (ix), (xiii), (xiv) of Policy GDPOL 1 consider amenity and human health.”

“Appendix 3 properties have off street parking and all parking is located on street. This site is located along Wesley Street and close to Northland Road which Council consider to be a Radial Route. Therefore, it is considered that in this circumstance this property has a high level of public transport and is close by the City Centre. A car parking requirement of two car parking spaces would normally be required for a three-bedroom HMO (0.6 x 3 = 1.8 rounded up to 2).”

Officer report

Consultation responses

Environmental Health raised no objections, while DFI Roads identified a normal requirement for two parking spaces and asked that any shortfall be justified.

“Consultee Responses Environmental Health- No objections, informatives provided regarding Noise Impact – Internal transmission of sound, Construction Phase- Noise and Dust, Management of Property, Waste Storage and Disposal Arrangements, Houses in Multiple Occupation Legislation.”

“DFI Roads - A car parking requirement of two car parking spaces would normally be required for a development of this nature (0.6 x 3 = 1.8 rounded up to 2). This is equivalent to the existing use as a two-bedroom dwelling, as outlined in Creating Places – a two-bed terraced house with unassigned parking spaces requires 1.5 spaces, rounded up to 2.”

Officer report

Who spoke

The Senior Planning Officer presented the application and outlined the recommendation for approval subject to conditions.

Members’ debate

Councillor Jackson acknowledged concern about increasing HMOs but supported this application because it would not exceed the agreed threshold.

“Councillor Jackson stated that whilst he acknowledged the public concern in relation to the increase of HMO’s throughout the residential areas in the City, he was minded to support this particular application because it would not exceed the 10% threshold for HMO’s, as previously agreed by Council Notice of Motion.”

“Councillor Jackson Proposed, Seconded by Councillor Gallagher to support the recommendation to approve planning permission, subject to conditions as outlined within the report.”

Minutes

The decision

The committee approved the application subject to the conditions set out in the officer recommendation.

“Resolved to support the recommendation to approve application LA11/2024/0892/F, subject to conditions as outlined within the report.”

Minutes

The conditions

The permission limits the HMO to three bedrooms, prevents further subdivision and requires the development to follow the approved drawings.

“The HMO hereby approved, and in accordance with the approved floorplans on drawing No 05 which was published on the public register on 2 nd December 2024, shall be limited to three bedrooms and there shall be no sub-division of the bedrooms or other rooms for the purposes of providing additional bedrooms in this property.”

“Subject to the above condition, the development shall be carried out in accordance with the approved drawings Nos 01, 02, 04 and 05 which were published on the public register on 2 nd December 2024.”

Officer report