Six-bed HMO conversion at 27 Ena Avenue, Neath

“This application seeks full planning permission for the change of use of 27 Ena Avenue from a dwellinghouse (Use Class C3) to a 6-bedroom House in Multiple Occupation (HMO) (Use Class C4), the works for which would include internal alterations, fenestration alterations, the construction of a rear dormer extension and the installation of two no. roof lights within the principal roof slope.”

“The proposed rear dormer extension would have a flat roof design and would be set down from the main ridge level and set back from the eaves of the main dwellinghouse. The dormer would measure 5.45m in width, 2.55m in height and would project out a maximum depth of 3.65m beyond the existing rear roof slope. The two proposed roof light windows would protrude approximately 13cm beyond the principal roof slope of the application property.”

“The application site is located at 27 Ena Avenue, Neath. The site comprises of a mid- terrace, two-storey, four-bedroom dwellinghouse. The property currently benefits from an enclosed rear garden area, which accommodates an existing detached garage and WC structure, with a small garden area situated to the front.”

“The property is bound on either side by residential properties and fronts onto the residential highway named Ena Avenue. To the rear of the site runs a shared access…”

“Following the initial consultation period, the agent and applicant were made aware of the consultation responses received to date and subsequently opted to submit amended plans reducing the number of occupiers proposed from seven to six and relocating the proposed cycle and bin storage areas within the existing garage structure. The applicant also opted to submit a Flood Consequences Assessment and a Preliminary Bat Assessment.”

“N1982/0735 Section 53 Garage, certificate issued 02-FEB-83.”

“It is considered that the proposal represents an appropriate form of development that would have no unacceptable impact on the visual amenity of the area, the amenities of neighbouring residents, highway safety, biodiversity, drainage flood risk, and waste. Accordingly, the proposed development is in accordance with Policies SP3, SP15, SP16, SP20, SP21, SC1, EN6, EN7, EN8, TR2 and BE1 of the Neath Port Talbot Local Development Plan.”

“It is further considered that the decision complies with Future Wales - the National Plan 2040, specifically Policies 2 (Shaping Urban Growth and Regeneration – Strategic Placemaking), 7 (Delivering Affordable Homes), 8 (Flooding) & 9 (Resilient Ecological Networks and Green Infrastructure), and the Council’s well-being objectives and the sustainable development principle in accordance with the requirements of the Well-being of Future Generations (Wales) Act 2015.”

“Neath Town Council - Vehemently object to the development based on the following issues: To change this single occupancy residence into a multiple occupancy residence would severely impact this locality, the neighbourhood and its community relationships and harmony residents have with each other. We acknowledge the application has been revised from 7 to 6 residents but this will have little/no change to the original application.”

“The Authority’s Pollution Control Team (Noise) - No objection subject to a condition restricting hours of construction work.”

“The street in question is a quiet residential area, and residents are understandably worried about the impact this development will have on the character of the area, parking pressures, waste management and noise pollution, and numerous other safety and environmental concerns. While HMOs play a vital role in providing affordable housing, it is essential that they are located in appropriate areas and are balanced against the needs and concerns of the local community.”

“Concerns regarding the marketing of the property. • Development threatens public safety. • Visual impact of dormer extension. • Harmful impact on local residential amenity. • Questions regarding management/funding of development. • Disruption and safety issues caused by building works. • Concerns over misleading or tactically revised information and lack of transparency. • Concern regarding potential damage to adjoining properties.”

“P2025/0370 - House in Multiple Occupation (HMO), Ena Avenue, Neath RESOLVED: That Application No. P2025/0370 - proposed change of use from dwellinghouse (use class C3) to 6-bed House in Multiple Occupation (HMO) (use class C4), at 27 Ena Avenue, Neath, SA11 3AD – be REFUSED on the following grounds:”

“The proposed development would result in unacceptable impacts upon highway and pedestrian safety, due to a lack of off street car parking, contrary to policy TR2 of the Local Development Plan.”