Five-bedroom house in multiple occupation at 44 Aberfan Road, Aberfan, Merthyr Tydfil

What was proposed

The application sought to change a four-bedroom dwelling into a five-bedroom house in multiple occupation, with a new window and cycle stores.

“Change of use from residential dwelling house (C3) to house of multiple occupation (C4) 44 Aberfan Road Aberfan Merthyr Tydfil CF48 4QL”

“This application seeks full planning permission to change the use of the property from a 4 bedroom residential dwelling (C3 Use Class) to a 5 bedroom House of Multiple Occupation (HMO) (C4 Use Class).”

Officer report

The site and surroundings

The site is a mid-terrace home in a mainly residential area with nearby shops, unrestricted on-street parking and a shared rear access lane.

“The application site relates to an existing mid-terrace dwelling. The surrounding area is predominantly residential in character, although present along Aberfan Road is a general store and pharmacy which are located opposite the site and a fish and chip shop situated approximately 45 metres to the south. The property is set back from the highway and accommodated a forecourt area to the front and an enclosed private garden to the rear.”

“To the rear of the site is a back access lane serving properties at Nos. 38 - 52 Aberfan Road and Nos. 27 - 50 Moy Road. The lane is used as a shared pedestrian route and provides vehicular access to rear garages and associated amenity areas for some of the identified properties. The application site itself does not benefit from either pedestrian or vehicular access from this back access lane.”

Officer report

Planning history

There was no other recent or relevant planning history recorded for the site.

“The Council’s records do not indicate any other recent or relevant planning history for this site.”

Officer report

What officers recommended

Officers recommended approval, finding the proposal acceptable in principle and consistent with relevant policies after considering its effects.

“The proposed development seeks to change the use of a 4 bedroom residential dwelling into a 5 bedroom HMO. Given that the property lies within the settlement boundary and the proposal seeks to continue to provide a residential use (albeit of a different nature), it would be acceptable, provided it complies with other relevant policies. The proposed development would therefore be acceptable in principle and would accord with LDP Policy SW4.”

“Taking into account the above considerations, concerns raised by local residents and consultee responses, it is considered that the proposal is acceptable and would accord with the relevant LDP policies.”

Officer report

Consultation responses

Highways, ecology, environmental health, planning policy, fire and rescue, and police consultees raised no objections.

“Environmental Health Manager: No objection.”

“South Wales Fire and Rescue Service: No objection.”

Officer report

Residents’ concerns

Thirty-one objections and a 956-signature petition raised concerns about parking, character, HMO concentration, behaviour, waste, safety and community impact.

“Parking and Traffic: The site is on a busy road with limited on-site parking, and surrounding streets already lack sufficient parking, causing congestion. • Character and Heritage: The proposal would harm the character of the area and fails to respect Aberfan’s historical sensitivity and remembrance. • Proliferation of HMOs: Approval could set a precedent for more HMOs in the area.”

“Planning Policy: The proposal is contrary to policies • Legal and Licensing Concerns: The Council’s duties under the Housing Act 2004 and HMO Management Regulations must be considered. Aberfan Road does not appear to have a HMO licence. • Safety and Security: Concerns include fire safety, lack of close police presence, and risks to vulnerable individuals, including children and women and proximity to schools.”

Officer report

Who spoke

The local elected member addressed the committee about residents’ concerns, including intensification, amenity, parking, schools, transient occupancy and community impact.

Committee discussion

Officers answered questions about images, congestion, management, occupancy, amenity, parking, licensing and the effect of an additional bedroom.

“Google images are used to show wider context alongside site photographs; any image is a snapshot in time. The report does acknowledge on-street congestion; and the google images are not presented to imply capacity…”

“In relation to residential amenity and intensity of use a single dwelling could already lawfully be occupied by up to six people living as one household, and converting a room to a fifth bedroom does not itself require permission. The parking requirement (maximum three spaces) is the same for a dwelling and a small HMO; officers considered that one additional bedroom would not materially change comings and goings to a degree that justifies refusal on amenity grounds.”

Minutes

The committee’s decision

The committee refused the application because existing parking congestion would have an unsatisfactory impact on highway safety, contrary to Policy SW11.

“The application be refused due to unsatisfactory impact on highway safety due to existing parking congestion in the area contrary to Policy SW11 of the Merthyr Tydfil Local Development Plan.”

Minutes