Eight-person HMO at 114 Knowsley Road, Bootle

“The application site comprises the first and second floors above a public house situated on the corner of Knowsley Road and Gray Street in Bootle. A small yard is located to the rear of the property, with gated access leading to an adjacent alleyway. The existing building is a prominent and well known landmark which is considered to add interest to the street scene.”

“The first and second floors are already in use as a six-bedroom residential unit and do not benefit from any dedicated amenity space. Therefore, while the proposal represents an intensification of use, the principle of residential occupation without amenity provision is already established. The SPD requires 10 square metres of private amenity space per occupant, resulting in a total requirement of 80 square metres for an eight-bedroom HMO.”

“The applicant has provided evidence that the building has been vacant for an extended period. The proposal would therefore contribute positively to the redevelopment of a vacant property, supporting the wider regeneration objectives for Bootle. The site is also located approximately 25 metres from Poets Park.”

“The Committee considered the report of the Chief Planning Officer recommending that the above application for the change of use of first and second floor residential apartment (C3) to a House in Multiple Occupation (HMO - C4) (8 Units - 8 person) with ground floor access and associated installation of bin and cycle storage be granted subject to the conditions and for the reasons stated or referred to in the report.”

“Arising from the discussion, Members expressed significant concern regarding the lack of private outdoor amenity and the lack of good quality public amenity in the immediate vicinity of the premises. Members considered that the lack of such amenity was not outweighed by the regeneration benefits of bringing the building back into use.”

“That the recommendation be not approved and the application be refused for the reason that the development has a lack of private outdoor amenity and there is a lack of good quality public amenity in the immediate vicinity of the premises which is contrary to Policy HC4 part 2B within the Sefton Local Plan, which is not outweighed by the regeneration benefits of bringing the building back into use.”