HMO plans for St Helens property that sparked objections refused

Applicant Bartosz Ciuba submitted the plans to the council for the change of use of a property on Dentons Green Lane, Dentons Green.

The proposals included for external alterations and the installation of a bin store and bicycle storage.

What the applicants said

The property was described in plans as an “end of terrace dwelling unit which is in need of substantial modernisation”.

A design and access statement in the plans by NADA Architects said: “The proposal is looking to convert the existing six-bedroom dwelling to an eight-bedroom HMO accommodation.

“All bedrooms apart from one are en-suite bedroom creating quality accommodation with large bedrooms throughout.

“The applicant is looking to let to target young professionals namely.”

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Objections raised by residents

The application attracted 13 objections, with concerns over traffic, rubbish, increased noise, security, potential increases in anti-social behaviour and crime, and an "excessive number of bedrooms proposed in the HMO" among those expressed. 

Objectors also stated "there is a lack of evidence provided to demonstrate that the proposed HMO will be for professionals only", although a planning officer noted there is "no requirement for applicants to evidence the occupations of future tenants" adding that "restricting the HMO occupants based on their profession would be unreasonable".

Town hall planners have decided on the application (Image: Stock)

What planning officers said

Council planning officer Kim Vo stated in a report that "whilst the broad principle for the proposed change of use to a HMO to support housing demand is generally supported and would accord with Policy LPA02 and LPA04 of the Local Plan, the proposed change of use is considered to result in a harmful, detrimental impact upon residential amenities".

It was added the HMO "would lead to a significant increase in comings and goings" and given the lack of a shared lounge/living area, the bedrooms for the HMO would be likely to be used as each occupant’s main space for recreation, TV watching, listening to music, and receiving guests.

"This would inevitably lead to increased noise transmission through the shared party wall with" a neighbouring property.

Ms Vo noted "there are genuine concerns about the potential for an increase in crime and anti-social behaviour" but added "no assumptions can be made about how a new HMO would operate, nor about the behaviour of the tenants who would live in this property regardless of the reasons as to why they reside there".

It was added: "In planning terms, the proposed facility would ultimately be for a residential HMO which would broadly be in keeping with the residential character of the surrounding area.

"As such, it is not possible to attribute the future residents to incidents of crime and antisocial behaviour".

HMO would cause 'noise and disturbance'

However, Ms Vo added that "there would ... be disturbance and harm to the amenity of other neighbouring dwellings" and "the comings and goings (and the noise and disturbance associated with such activities) would be much more intensive and prevalent".

Recommending refusal of the plans, Ms Vo added the proposed change of use "would fail to provide adequate amenity and living conditions for the future occupiers of the proposed HMO" and "result in substandard living conditions due to substandard outlooks and natural daylight to bedrooms, as well communal facilities to serve the needs of all eight potential occupants" and is therefore contrary to planning policy.

The application for the HMO was refused permission.