Four-person HMO at 1A Fulwood Way, Litherland

What was proposed

The application proposed changing a dwelling into a four-bedroom HMO for four people, with cycle and waste storage.

“Date of Meeting: 14 th January 2026 Subject: DC/2025/01677 1A Fulwood Way Litherland L21 0JE Proposal: Change of use from a dwellinghouse (C3) to a House in Multiple Occupancy (HMO) (C4) (4 bedrooms - 4 persons) with cycle and waste storage…”

Officer report

The site

The site is a two-storey end-of-terrace dwelling accessed by a passageway from Pendle Drive, near housing, a food store and Rimrose Valley Country Park.

“The application site comprises an existing two-storey, end-of-terrace residential dwelling located on Fulwood Way, accessed via a passageway from Pendle Drive in Litherland. The site is immediately to the north of land allocated for housing, employment, and mixed-use development, part of which has recently been granted planning permission for a Use Class E food store which has been built and in operation.”

Officer report

Earlier applications

An earlier six-person HMO application was withdrawn, and a certificate was not issued after an Article 4 Direction removed permitted development rights.

“This application was withdrawn on 12 th September 2025 as the applicant intended to submit an application for a Certificate of Lawfulness.”

“While evaluating the Certificate of Lawfulness application, an Immediate Article 4 Direction (15 th October 2025) was introduced covering all remaining areas of the borough not already subject to existing directions in Aintree, Bootle, Litherland, Waterloo and Southport. As the application site fell within the area affected by the Article 4 Direction, permitted development rights for the proposed changed of use no longer applied.”

Officer report

What officers advised

Officers recommended approval because the proposal was acceptable in principle, met accommodation standards, avoided significant neighbour harm and was acceptable on highways.

“This application seeks permission for the change of use of an existing dwellinghouse into a House in Multiple Occupation (HMO). The site is located within a Primarily Residential Area and an Article 4 Direction area for HMOs.”

“The proposed development is acceptable in principle, provides a suitable standard of accommodation, and does not significantly harm neighbouring amenity. in the proposal is also acceptable in highway terms. The proposal complies with local plan policies and is therefore recommended for approval, subject to conditions.”

Officer report

The main planning assessment

The proposal would not create an overconcentration of HMOs, would provide required internal and external space, and would have only minor intensification of use.

“In this case, there are over 70 properties within 100 metres of the application site, and Council records confirm that none have been converted to flats or HMOs. The assessment used HMO licences, planning history, and Valuation Office Agency Council Tax banding. Therefore, the proposal would not result in an overconcentration of conversions.”

“Converting the dwelling to a HMO may result in a slight intensification of use; however, this increase is considered minor. The Environmental Health Manager has reviewed the submitted information and raised no objection, subject to the installation of the proposed party wall sound insulation scheme to safeguard the living conditions of adjacent occupiers from noise.”

Officer report

Consultees’ views

Highways and environmental health raised no objection subject to conditions, while Local Plans raised no objection.

“Highways Manager No objection subject to a condition.”

“Environmental Health Manager No objection subject to a condition.”

Officer report

Objections received

A petition with 531 signatures and 30 objections raised concerns about safety, disturbance, character, overcrowding, infrastructure and antisocial behaviour.

“- Increased noise and disturbance - Increased antisocial behaviour - Loss of privacy and light for neighbours - Negative impact on the character of the area - Overcrowding - Concerns of impact on local infrastructure - Safety issues - Impact on community cohesion - Overdevelopment…”

“- Impact on the living conditions of neighbouring occupiers - Should not be approved due to the Article 4 Direction - Adverse effect on the character and appearance of the area - Noise and disturbance associated with HMO use - High concentration of HMOs within the locality - Risk of property becoming poorly maintained and visually detrimental - Area predominantly comprises family housing and is considered unsuitable for HMOs - No identified need for additional HMOs in this…”

Officer report

Who spoke

The committee heard a petition on behalf of objectors and representations from Councillor Johnson as ward councillor.

Members’ concern

Members were concerned that the unusual access could reduce surveillance and promote fear of crime for local residents.

“Arising from the discussion, Members expressed concern regarding the unusual access arrangements to the property which could lead to a lack of surveillance which could promote the fear of crime for local residents.”

Minutes

The committee’s decision

The committee refused the application because the access arrangements disconnected the car from the house, reducing surveillance and conflicting with policies supporting safety and designing out crime.

“That the recommendation be not approved and the application be refused for the reason that the unusual access arrangements to the property means there is a disconnect from car to house and therefore lack of surveillance which could promote fear of crime contrary to local plan policy EQ1 and EQ2 which promotes developments that support public health and well-being, including safety in well-designed public spaces, and designing out crime to create environments where people…”

Minutes