Six-person HMO conversion at 77 Falcon Crescent, Swinton, Manchester

What was proposed

The application sought to change a dwelling into a six-person HMO, with a single-storey rear extension and rear dormer.

“Description of Proposal Planning permission is sought for: • Change of use from residential use (class C3) to HMO up to 6 people (class C4) • Single storey rear extension: 6m deep, 5.7m wide, 3m tall from ground level (a prior approval application for this rear extension was assessed under app PA/2025/0503 and was established that this extension could be constructed under permitted development rights) • Rear dormer: 5.46m wide, 2m tall, 3.2m deep and a volume of 17.82m 3 (a…”

Officer report

The site

The property is a two-storey semi-detached house with front and rear gardens, and its rear boundary adjoins public green space.

“Description of Site and Surrounding Area The application property relates to a two-storey semi-detached dwelling. There is a garden at the front of the property and private amenity space is to the rear. The rear boundary backs onto a public green space.”

Officer report

Earlier applications

Earlier decisions included approval for the rear dormer, permitted development for the rear extension, and refusal of a certificate for an existing small HMO.

“PA/2025/0503 Decision: Approve - Sent: June 2025 77 Falcon Crescent, SWINTON, MANCHESTER, M27 8JP Application for a lawful development certificate for a proposed rear dormer.”

“NOT/2025/0502 Decision: Prior Approval Not Required - Sent: May 2025 77 Falcon Crescent, SWINTON, MANCHESTER, M27 8JP Application to determine if prior approval is required for a proposed single storey rear extension - length: 6m, maximum height: 3.2m, height to eaves: 3m…”

Officer report

Officers’ recommendation

Officers recommended approval because the proposal would provide lower-cost accommodation without unacceptable effects on housing mix, character, neighbours or highway safety.

“It is clear from the above that the proposal would not lead to an overconcentration of HMOs in this part of the city, in accordance with Policy HMO1. For this reason and given the proposed HMO could make a positive contribution towards meeting the housing needs of those requiring lower cost accommodation, the principle of the change of use to provide a 6 person HMO is considered to be acceptable, with the proposal making a positive contribution to the mix of housing types in…”

“Some neighbouring houses do have off street drives. There are no proposals to provide any off street parking. There is unrestricted on-street parking available along Falcon Cresent, Kestrel Avenue and the neighbouring streets. Whilst acknowledging that the proposal could result in additional on street parking demand, the Local Highway Authority has stated that they consider any impact that does occur because of the proposal would not be unacceptable or severe.”

Officer report

Housing and neighbourhood impact

The property would be the only HMO within 100 metres, representing 1.49%, and would not place a single dwelling next to more than one relevant use.

“Part 1 of Policy H10 of the SLP:DMP states that conversions to HMOs (amongst other uses listed) will “only be permitted where it can be demonstrated that the proposal would not, either individually or cumulatively with” other listed uses (including completed developments and schemes with planning permission or prior approval) “have an unacceptable impact on the positive residential character of the surrounding neighbourhood, having particular regard to potential increases in…”

“The conversion of the application property to an HMO would not therefore result in a single dwelling being immediately adjacent to more than one property in use as an HMO or other relevant uses as per Part 3 of SLP:DMP Policy H10. The development is therefore compliant with the policy. Design The single-storey extension would be situated at the rear of the property and would not be visible from the street scene.”

Officer report

Consultation responses

The mining authority had no objection subject to safety conditions, highways requested secure cycle parking, and the property met HMO space standards.

“The application site lies within a Development High Risk Area due to probable shallow coal mine workings and a thick coal seam outcrop. The MRA has reviewed the submitted Coal Mining Risk Assessment and agrees that there is a potential risk to the development from past coal mining activity. To mitigate this, they recommend pre-commencement conditions requiring: Intrusive site investigations to assess ground stability and coal mining legacy risks.”

“To support sustainable travel, the Local Highways Authority recommends the provision of cycle parking in line with Salford’s Local Plan Annex C standards (1 space per 2 bedrooms). This equates to 3 cycle spaces, to be in a secure, lockable shelter within the rear yard. Details of the cycle parking should be secured via a planning condition, ensuring adequate security, visibility, and manoeuvrability.”

Officer report

Objections from neighbours

Nine objections raised concerns about parking, traffic, privacy, noise, character, occupants, antisocial behaviour and impacts on vulnerable residents.

“Other Representations – 0 C- Comment R- Officer’s response C Parking and Traffic Concerns • Parking is already severely limited, and the proposal would worsen congestion. • Comments suggest that additional vehicles could obstruct emergency vehicle access. • It is believed that increased traffic will make the area more dangerous for children and pedestrians.”

“R The impact of the proposal on the character of the neighbourhood is addressed in the appraisal below. C Concerns About Occupants • Neighbours have commented that they are unsure who will be living in the property, which causes concern. • Previous assurances about the nature of occupants were not upheld, leading to mistrust. • Residents are concerned about increased noise and potential antisocial behaviour.”

Officer report

Ward councillor’s response

The ward councillor said she intended to raise objectors’ parking and traffic concerns at a future local resilience or highways meeting.

The decision

Permission was granted subject to an additional condition limiting the number of occupants to six.

“Proposed change of use from dwellinghouse (use class C3) to a 6 person House in Multiple Occupation (HMO) (use class C4) including single Granted, subject to the addition of a condition limiting the number of occupants to 6.”

Minutes