Four-person HMO at 122 Rhosddu Road, Wrexham

What was proposed

The application sought to change a three-bedroom dwelling into a four-bedroom, four-person HMO, with internal alterations and rear storage.

“Description of Development NEWID DEFNYDD ADEILAD O DDOSBARTH C3 ANNEDD I DDOSBARTH C4 HMO (UCHAFSWM DEILIADAETH 4 PERSON) / CHANGE OF USE OF BUILDING FROM CLASS C3 DWELLING TO CLASS C4 HMO (MAXIMUM 4 PERSON OCCUPANCY)”

“Proposal The application seeks planning permission for the change of use of the 3- bedroom dwelling to a 4-bedroom (4 person) HMO. The proposed use therefore falls within Use Class C4. The internal layout would be altered to add en-suite bathrooms to the 3 existing first floor bedrooms and 1 en-suite bedroom on the ground floor. A living room and kitchen would be retained.”

Officer report

The site

The site is a terraced property on Rhosddu Road in an area containing residential and commercial uses.

“Site Description The application site is a terraced property that fronts onto Rhosddu Road. Although the wider locality is predominately residential, the terrace the application site forms part of contains a mix of residential and commercial uses. The properties at either end of the terrace have a hairdressing salon and takeaway on the ground floor.”

Officer report

What officers recommended

Officers recommended approval because the proposal would not over-concentrate HMOs or cause residential amenity or highway safety concerns.

“Responses to Publicity: 3 responses received from local residents, expressing the following concerns: • There is currently no parking for 122 Rhosddu Road; • The rear private drive is often blocked by parked cars; • Problems with rubbish and recycling; • Insufficient parking in the nearby streets; and • Exiting HMOs locally are unsightly and a further HMO will cause further deterioration.”

“Conclusion The proposed would not result in an over concentration of HMOs in the locality and would not give rise to residential amenity or highway safety concerns. It therefore accords with the relevant UDP policies.”

Officer report

What consultees said

The community council objected over parking, overdevelopment, building size and bin storage, while highways and natural resources officers raised no objections.

“Consultation Responses Community Council: Objects for the following reasons: • lack of parking for residents; • general overdevelopment; • building is too small to facilitate 4 people; and • storage for facilities/amenities(bins) is lacking.”

“Natural Resources Wales: Raises no objection. Comments that the proposed development is unlikely to be a source of additional nutrients. It would therefore be possible for the Council to conclude that the development is not likely to have a significant effect on the River Dee and Bala Lake SAC.”

Officer report

Who spoke

The agent spoke in support of the application, and the local member raised concerns about antisocial behaviour and fly-tipping.

What members discussed

Members discussed HMO concentration, bin storage, parking pressure, internal space, licensing and whether occupancy should be restricted.

“Confirmation that the number of HMOs in the area fell below the 10% threshold outlined in the Supplementary Planning Guidance and therefore did not raise concerns regarding over-concentration. • Suggestion that properties falling within the use of Class C4 such as this, were likely to already have an existing curtilage sufficient to accommodate private bin storage.”

“This document is also available in Welsh This Committee’s meetings are webcast and can be viewed by visiting the webcast library at: https://wrexham.public-i.tv/core/portal/webcasts and standards. • The local Member raised concerns regarding antisocial behaviour and fly-tipping in the area behind the property, suggesting that additional occupancy could worsen these problems and negatively affect community wellbeing. • Clarification was sought regarding occupancy levels.”

Minutes

Why permission was refused

The committee found insufficient outdoor space for amenity, storage, drying and cycles, and likely increased on-street parking demand affecting highway safety.

“(i) There would be insufficient outdoor space to provide for an appropriate standard of amenity for the occupiers of the proposed HMO in addition to providing space for bin storage, an external drying area and cycle parking. The proposed development therefore does not accord with Policies H4 (b) and (c) and GDP1 of the Wrexham Unitary Development Plan.”

“(ii) The development is likely to increase demand for on-street parking in the vicinity of the site to the detriment of highway safety. The development therefore conflicts with policies GDP1 and T8 of the Wrexham Unitary Development Plan.”

Minutes