Oldham neighbours meet to object to HMO plan on estate

Over on Penwell Fold, in the Coldhurst area of Oldham, plans were submitted in June this year to seek permission to convert a residential house into a six-bed HMO.

The property is currently a four-bed family home, made up of a kitchen, living room, dining room, garage and toilet on the ground floor with four bedrooms, a family bathroom and an ensuite to the master bedroom on the first floor.

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The documents proposes creating an open-plan kitchen, dining and lounge area as well as transforming the garage and dining room on the ground floor into two bedrooms.

Meanwhile, the applicant has outlined removing the family bathroom on the first floor to make way for two ensuites for two of the bedrooms, and utilising the storage room as another ensuite.

It means each room in the home would have access to its own toilet and shower room.

However, while the plans are yet to be weighed up by Oldham Council, some residents on the estate say they are "deeply concerned" by the application and more than 25 objections have been publicly posted on the plans so far.

Many of the objectors cite issues with privacy, parking, potential disruption and noise pollution, the impact on the "familial, residential character" of the area and the loss of a large family home as well as a potential added strain on local amenities.

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Discussing the potential rise of cars on the road, one objector said young children playing on the street could be put at risk.

"It could become a disaster waiting to happen", they added.

Others were concerned the HMO would attract six young, single, "unknown", "potentially undesirable" and "people of questionable backgrounds" to the area which, they claim, could pose a danger to children and make them feel "unsafe".

"The atmosphere of continuous activity is highly inappropriate for a quiet family-orientated area, jeopardising the emotional and psychological development of our young ones", another wrote.

Another objector described the plans as "preposterous" and feared if a HMO is approved, it could affect house prices for current residents.

"We demand that our voices be heard loud and clear", another comment read as they described the street as a "peaceful sanctuary" which and that a HMO threatens to "unravel the very fabric of our harmonious existence".

Yet one comment in support of the plans said the only concern they have is around parking but said they would rather the house be occupied than empty.

"Had this been changed to a HMO and not altered bedrooms, the neighbours would have been none the wiser", they wrote.

A group, called the Sandringham Park Residents Association, staged an urgent meeting on August 3 to discuss what they describe as a "concerning trend" by the council to "approve numerous HMO applications in the borough".

The association's president, Shah Rahman, said the HMO presents a "potential negative impact on our quiet family-orientated neighbourhood".

He added: "Despite the significant objections, we fear that the application might be approved regardless, which could have adverse effects on the community's peaceful environment and safety."

At the meeting, Colhurst Councillor, Cllr Abdul Jabbar, attended to listen to their concerns.

However, Mr Rahman said he felt the meeting didn't "seem positive" as the group were reportedly advised that it would be "unlikely" the development would go to the planning committee.

The Association said that while the Councillor was "supportive" of the group, there was little more they could do to challenge the application.

Mr Rahman added: "We are obviously very distraught with the information and plan to explore how and if there is anything we can do."

But not all was lost in the meeting as the group said they discussed other issues in the neighbourhood, such as how the estate has "become the overspill car park for hospital staff" and discussed the redevelopment of green spaces, improving the children's park, CCTV and homewatch and the resurfacing of Underhill Road.

Councillor Elaine Taylor, Cabinet member for housing and licensing, added: “For a lot of our residents the only affordable choice is a room in a house with shared facilities, so there is a need for well-run and well-maintained HMOs in Oldham.

“We do share concerns from our communities around the loss of properties though, especially family homes and business premises, and in this case ward councillors have been in regular dialogue with concerned residents to offer them reassurance.

"To enable us to take more control though, we need changes in powers and fair funding from the Government.

"That way we can create more affordable homes and give people better choice and quality."

Councillor Taylor said the Council has to abide by planning rules and pointed out that national rules currently state planning permission "is only required for conversions of an existing house into a home occupied by seven or more unrelated people, or for a business premises into an HMO".

She continued: “While a minor technicality in the proposal at Penwell Fold means this proposal for a six-bed HMO does require planning permission, a minor development like this proposal is not normally taken to Planning Committee for a decision, and is instead delegated to planning officers to decide under the Council’s constitution.

“In the meantime, residents can still submit comments in support or in objection to these proposals via the council’s online planning portal.”

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