Six-bedroom HMO extension at 3 Kevin Avenue, Royton, Oldham

What was proposed

The application sought a six-bedroom, six-person HMO, a first-floor side extension above the garage and a six-bicycle shelter.

“Permission is also sought for a first-floor side extension to facilitate additional internal space, located above the garage. The first-floor scheme will be set back from the front elevation, featuring a hipped roof, with matching materials used throughout.”

“The schedule of accommodation is as follows (excluding ensuite facilities): Bed 1 (single person): 11.5m² Bed 2 (single person): 10.5m² Bed 3 (single person): 12.6m² Bed 4 (single person): 10.5m² Bed 5 (single person): 11.0m² Bed 6 (single person): 10.8m²”

Officer report

The site

The site was an existing two-storey semi-detached dwelling near the corner of Kevin Avenue and Mildred Avenue, with parking and a rear garden.

“The site relates to an existing dwellinghouse (Class C3) located at No. Kevin Avenue, sited in proximity to the corner of Kevin Avenue and Mildred Avenue.”

“The two storey, semi-detached property is finished in brickwork, under a tiled hipped roof. No. 3 benefits from a single storey garage occupying much of the side elevation, with a section of hardstanding providing off-street parking to the front of the property and a sizable private garden to the rear. The immediate vicinity is residential, albeit the site is located close to Rochdale Road, with the surrounding properties featuring a similar age and character.”

Officer report

Officers’ recommendation

Officers recommended approval because the proposal was considered acceptable in principle and compliant with relevant policies, subject to conditions.

“It is therefore considered that the principle of the proposal is acceptable against the requirements of these policies.”

Officer report

Main planning considerations

The assessment found no significant harm to neighbouring amenity, suitable accommodation for future occupiers, and no severe highway impact.

“Local Plan Policy 9 explains that development should avoid causing significant harm to the amenity of the occupants and future occupants of the development or to existing and future neighbouring occupants or users through impacts on privacy, safety and security, noise, pollution, the visual appearance of an area, access to daylight or other nuisances.”

“When assessing residential amenity it is also important to consider whether the proposed accommodation would be suitable for the future occupiers. The Council’s House in Multiple Occupation Standards document (2011) requires all rooms to be a minimum of 10m² if no shared living room is provided, as is the case in this application.”

Officer report

Who addressed the committee

An objector and a ward member attended the meeting and addressed the committee.

The committee vote

A deferral motion was defeated, then approval passed after six votes for, six against and one abstention, with the Chair using a casting vote.

“On being put to the vote 6 VOTES were cast IN FAVOUR OF DEFERRAL and 7 VOTES were cast AGAINST with 0 ABSTENTIONS.”

“On being put to the vote 6 VOTES were cast IN FAVOUR OF APPROVAL and 6 VOTES were cast AGAINST with 1 ABSTENTION. The Chair used his casting vote, and 7 votes were cast IN FAVOUR OF APPROVAL.”

Minutes

The decision

The application was granted subject to the conditions set out in the report.

“It was MOVED by Councillor S. Hussain and SECONDED by Councillor Iqbal that the application be APPROVED.”

“RESOLVED: That the application be GRANTED subject to the conditions as outlined in the report…”

Minutes

Conditions attached

The conditions covered commencement, approved details, matching external materials and installation of a bat or bird box before first occupation.

“The development hereby approved shall be fully implemented in accordance with the Approved Details Schedule list on this decision notice. REASON - For the avoidance of doubt and to ensure that the development is carried out in accordance…”

“Prior to first occupation of the dwelling hereby approved, a bat/bird box shall be installed on the building. REASON - To ensure a gain to biodiversity and geodiversity on site having regard to Policy JP-G8 (A Net Gain to Biodiversity and Geodiversity) of the Places for Everyone Plan (2024).”

Officer report