Eight-person HMO and extensions at 53 Portland Road, Worsley

“Description of Proposal This application seeks planning permission for a change of use from a single dwelling (Class C3) to an 8 bed HMO (sui generis) accommodating eight occupants. Since this application was initially received, the description was amended to include the above-mentioned extension (as the one approved under 21/78319/HH has not been implemented).”

“Whilst the design closely mirrors the extension approved under application ref. 21/78319/HH, the submitted plans have been amended to show a cut-back to the north-east corner of the single-storey front extension to improve bin access along the side passageway. The proposed plans also show an extension to the existing dropped kerb to provide access to the additional car parking space to the front of the property.”

“The application site is a semi-detached dwelling. The dwelling is located on a corner plot between Portland Road and Grosvenor Road. To the north side of the site is a grass verge containing some trees between the side boundary and public footpath adjacent to the road. The dwelling is set back from the street by a front garden and driveway area.”

“The dwelling has an existing single storey rear extension. The property is currently vacant with several windows smashed and boarded up, as evident in the photographs below.”

“10/58672/HH - Householder planning permission Decision: Approve - Sent: April 2010 46 Windmill Road, Worsley, M28 3RP Erection of a single storey rear extension…”

“Proposed part single storey part two storey side extension, first floor rear extension and single storey rear extension.”

“The Council has recently adopted the Houses in Multiple Occupation Supplementary Planning Document (HMO SPD) which has been produced to better manage the provision of new HMOs throughout Salford by providing a threshold to guide the distribution/location of them.”

“Plan 1 above shows existing HMOs within the immediate locality (indicated by red circles). Following a record check and calculation, there are 91 residential properties within a 100m radius of the application property. The application proposal would result in first HMO within the 100m radius, representing 1.1% of all residential properties. As such this would fall below the 10% threshold, in accordance with Policy HMO1 of the HMO SPD.”

“Consultations Salford Environment Officer (DM) – no objections Salford Highways Officer (DM) no objections subject to conditions and informatives…”

“Salford House in Multiple Occupation (HMO) Licensing Team (DM) The proposed floor plans meet the space standards for 8 bedroom HMO. Planning Policy Salford Local Plan: Development Management Policies and Designations (SLP:DMP) Policy F1 An inclusive development process Policy F2 Social value and inclusion Policy F3 Inclusive places Policy H10 Conversion and change of use of existing houses and new build residential developments of non-self-contained units Policy HH1…”

“C – comment received R – officer response C Previous experience with tenants at 53 Portal Road caused significant disruptions, antisocial behaviour and distress, impacting quality of life. R This is not a material planning consideration C Increased traffic and on-street car parking from additional vehicles could be detrimental to the area.”

“C The growing number of HMOs is changing the area's character, reducing stable family housing and weakening community cohesion R Please see the principle and Policy H10 sections of the report below C The proposal is seen as incompatible with the surrounding family-oriented neighbourhood and contrary to policies protecting residential character and amenity.”

“Cllr Youd has reiterated comments by neighbours and raised concerns that converting the property into an 8-bedroom HMO would result in the loss of a family home and introduce a form of housing that is out of character with the surrounding area, which is predominantly made up of single-family residences. The change is seen as negatively impacting the street’s established residential feel.”

“Portland Road, Worsley M28 3RR Change of use from a dwellinghouse (use class C3) to an 8 person, 8- bedroom House in Multiple Occupation (HMO) (sui generis) with a proposed part single, part two storey side extension, first floor rear extension and single storey rear extension. Granted…”