Oldham estate to have six-bed HMO, despite objections

On Penwell Fold in the Coldhurst area of Oldham, plans were submitted in June this year to seek permission to convert a four-bed family home into a six-bed HMO.

Before a decision had been granted, a group of neighbours met and held a resident's meeting with a councillor to voice their objections.

The group, called the Sandringham Park Residents Association, staged the urgent meeting earlier this month to discuss what they described as a "concerning trend" by the Council to "approve numerous HMO applications in the borough".

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More than 25 objections were also posted publicly on the plans via the Oldham Council website with many saying they were "deeply concerned" by the application and cited potential problems with privacy, parking, safety and noise.

Others highlighted the loss of a large family home and felt the HMO could impact the "familial, residential character" of the area as well as present a strain on local amenities such as doctors and dentists.

Some were also concerned the development 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.

The residents met to object to the six-bed HMO plan earlier this month (Image: Sandringham Park Residents Association)

Another objector simply described the plan as "preposterous" and feared the arrival of a HMO to the street could adversely affect house prices for neighbours.

However, those at the meeting said while Councillor Abdul Jabbar attended to listen to their concerns and the Association said the councillor was "supportive" of their plight, they were advised there was little more they could do to challenge the application as it was "unlikely" to make it to the planning committee.

Now, the plans have been approved as of Tuesday (August 29) this week.

The officer report noted while 30 objection comments were received, and one in support of the plans, the application itself does not even need permission.

This is because the Town and Country Planning Order 1987 allows the use of a dwellinghouse or HMO to be used by up to six people with no planning permission required.

Addressing the noise concerns directly, the officer also said the property would be "no different to six members of one family living in the property" and pointed out the property is detached.

Instead, the only part of the application that requires planning permission relates to the garage conversion.

To transform the four-bed home into a six-bed HMO, the applicant outlined transforming the garage and dining room on the ground floor into two bedrooms.

Since the garage door will be replaced with a window that matches the property's existing windows, and the external appearance of the home will remain unchanged, the officer approved the conversion.

The officer also addressed other matters such as neighbours' concerns about the "suitability" of the HMO occupiers but said the suitability of tenants "is not a material planning consideration".

When it came to parking and road safety, the Council's Highways Engineer did not find any problems on highway safety grounds and the report pointed out that while the property has its own driveway, HMOs "attract occupants who do not own vehicles".

Since the use of a dwelling as a HMO does not require planning permission, Oldham Council approved the plans having found the garage conversion will not cause any amenity, design or parking issues.

In a statement to The Oldham Times prior to the approval, Councillor Elaine Taylor said there is "a need for well-run and well-maintained HMOs in Oldham" as they are an affordable choice for some residents.

While Cllr Taylor did admit that the Council shares concerns with the community about the loss of properties, "especially family homes and business premises", she said the Council has to abide by planning legislation.

She pointed out how planning permission is only required for conversions of homes that will contain seven or more unrelated people, or for a business premises into a HMO.

Councillor Taylor continued: "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."

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