Eight-bed HMO at The Forge, 144 Franchise Street, Wednesbury

What was proposed

The application proposed a loft conversion and change of the first floor from a drinking establishment to an eight-bedroom HMO.

“Application reference DC/24/69954 Application address The Forge, 144 Franchise Street, Wednesbury, WS10 9RG. Application description Proposed loft conversion, and change of use of first floor from drinking establishment (Sui Generis) to 8 Bed HMO (Sui Generis) (previous planning permission DC/17/61152). Application received 28 October 2024. Ward Wednesbury North Contact officer Anjan Dey anjan_dey@sandwell.gov.uk…”

Officer report

The site and layout

The vacant drinking establishment is in a mainly residential area, with eight bedrooms, shared facilities, ten parking spaces, amenity space, bins and cycle storage proposed.

“It is proposed to change the use of the first floor of the vacant drinking establishment, as well as convert the roof space into an eight-bedroom House in Multiple Occupation (HMO). In terms of room numbers, this current application is effectively a resubmission of previously approved application DC/17/61152. However, the current proposal has a different parking arrangement with amenity space also now included.”

“The proposed site plan shows ten parking spaces (2.8m by 5m) at the western side of the site with existing dropped kerb for access and egress. Amenity space for residents is shown at the rear of the site along with bin and cycle storage.”

Officer report

Earlier applications

An earlier eight-bed HMO permission was granted but lapsed, while later community hub and flats proposals were refused and dismissed at appeal on highway safety grounds.

“Grant subject to conditions, 20.12.2017. DC/22/66756 Proposed change of use from Public House to Community Hub. Refused 11.05.2022 DC/23/68077 Proposed change of use from public house to community hub at ground floor and 2 No. self- contained flats at first floor, food bank unit, covered cycle/bin store and electric charging points on car park. (Revision to refused planning permission DC/22/66756). Refused 10.05.2023”

Officer report

Why officers supported it

Officers recommended approval because the proposal would reuse a vacant building and was considered acceptable for residential amenity, highway safety and planning policy reasons.

“That planning permission is granted subject to the following conditions relating to:”

“The proposal is considered to be appropriate in this location and would bring a vacant building into a beneficial use which, would cause no significant harm to residential amenity or highway safety and is acceptable from a policy perspective.”

Officer report

Advice from consultees

Planning Policy, Highways, Pollution Control and West Midlands Police raised no objections, with conditions addressing construction, lighting, security and single occupancy.

“No objections and the principle of conversion to an HMO in this location is considered acceptable. The site is unallocated and is considered a ‘windfall site’. In view of this, SAD policy H2 (Windfalls) allows such sites to come forward for residential development.”

“No objection, however, they have raised concerns about more than single occupancy for the proposal and made recommendations for lighting and security measures. These matters would be addressed through the imposition of conditions (single occupancy only, external lighting scheme and security measures) as detailed within section 1 of this report.”

Officer report

Who spoke

The Development Planning Manager presented the application, and no objectors attended the meeting.

Members’ discussion

Members asked about the ground floor’s possible future use as a public house, prompting a suggested precautionary condition for noise mitigation.

“Members sought clarification on the current ground use of the premises. Under its designated use, it was highlighted that the ground floor could still operate as a public house if the applicant wished to so do. As a result, an additional condition was suggested…”

Minutes