Three-bedroom HMO at 450 Manchester Road, Accrington

What was proposed

The application sought a lawful-use certificate for changing a single dwelling into a three-bedroom small house in multiple occupation, without external alterations.

“The application relates to a two-storey end-of-terrace dwellinghouse. The proposed development is a change of use from a dwellinghouse to a small house in multiple occupation (HMO).”

Officer report

The site

The property is a two-storey end-terrace dwellinghouse, arranged as three bedsitting rooms with private shower rooms and shared facilities.

“Briefly, the house would be laid out as 3 bedsitting rooms with self-contained shower rooms/wc; with kitchen and other facilities shared. No external alterations are proposed. The application seeks certification that the change would be ‘permitted development’.”

Officer report

Officers’ recommendation

Officers recommended granting the certificate because the change from Class C3 to Class C4 is permitted development and needs no planning permission.

“The proposed change of use would be permitted under Class L of Part 3 of Schedule 2 of The Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended). It would therefore be ‘permitted development’.”

“Reasons: The proposed development comprising change of use of 450 Manchester Road, Accrington (BB5 2QG), from a single dwellinghouse to a small House (with 3 bedrooms) in Multiple Occupation (Use Class C4) meets the criteria listed within Schedule 2, Part 3, Class L of the Town and Country Planning (General Permitted Development) Order 2015 (as amended) and would thereby not require the planning permission of the Council.”

Officer report

Objections received

Forty-nine representations objected on grounds including traffic, parking, residential amenity, neighbourhood character, housing loss and community safety.

“Residential amenity • Detrimental to residential amenity. • Increased comings and goings. Increased noise and disturbance. • Thin walls between the houses, internal noise and disturbance likely. • Quality of life in neighbourhood affected • Rubbish recycling problems • The property is not large enough for an HMO. • Elderly parents live nearby…”

“Character of area • Undermine established character; intensified use of property • Alter the balance of the community. • Increases density of development • Historically distinctive part of Baxenden • Heritage harm • Impact on village styles • Traditionally an area of owner occupied properties, • Detrimental cumulative impact with existing residential homes in area. • Architectural distinctive part of Baxenden.”

Officer report

Who spoke

A supporter explained why the certificate was sought, while a ward councillor spoke against it and asked members to refuse it.

Members’ concerns

Members expressed sympathy with objectors’ concerns about the busy highway and the property’s relationship with the area’s character.

“Members expressed sympathy for the objectors of the application, noting that they had similar concerns in regards to the busy highway and the property’s location in relation to the character of the area but ultimately had to follow the national planning guidance in place for the type of application presented which does not consider any of the above as reasons for refusal.”

Minutes

The vote

The committee approved the application in accordance with the officer recommendation.

“Resolved – The application was approved as per the officer recommendation.”

Minutes

The decision

A Certificate of Lawful Use was granted for changing the property from a single dwellinghouse to a three-bedroom small HMO.

“That a Certificate of Lawful Use be granted for the following reasons:”

Officer report