Conversion of town centre warehouse into 18-bed HMO rejected

The proposal to convert a vacant warehouse in Gillies Street was rejected over concerns including the concentration of HMOs, overlooking and the quality of accommodation that would be provided.

The scheme would have seen the former warehouse and workshop transformed into a house in multiple occupation (HMO) containing 18 bedrooms, alongside shared kitchens, lounges, bathrooms, laundry facilities and cycle storage.

But planning officers concluded the development would represent an unacceptable intensification of HMO accommodation in the area, while also failing to provide suitable living conditions for future residents.

Each of the rooms met the minimum size requirements, but failed in other aspects (Image: Hyndburn Council)

 A major factor in the refusal was the site's proximity to an existing 21-bedroom HMO next door.

Officers said approving a further large-scale HMO in the same location would create an "unacceptable concentration" of such accommodation and would significantly alter the character of the area.

In their report, they said: "The introduction of a further large HMO in this particular location would represent a significant intensification of this type of residential accommodation and would alter the established residential character of this part of Gillies Street."

The application also attracted nine letters of objection from nearby residents.

Concerns raised included increased traffic, parking pressures, noise, anti-social behaviour, waste storage issues and the cumulative impact another large HMO would have on the neighbourhood.

While planners accepted the site was in a sustainable location, being around 80 metres from Accrington town centre, they identified a number of other issues with the scheme.

One of the most significant was related to the quality of accommodation that would be provided for future tenants.

Although all 18 bedrooms met the minimum national space standards, officers highlighted concerns that the proposed communal kitchens and lounge areas would have little or no natural daylight.

The report concluded that this would create poor living conditions for residents, particularly given the importance of shared spaces in a development of that size.

Planners also took issue with the relationship between the proposed building and neighbouring properties.

According to the report, several windows would face directly towards bedrooms in the neighbouring HMO at a distance of around four metres.

Other windows would overlook homes in Lee Street, falling well below the council's usual separation distances intended to protect residents' privacy.

Officers concluded the arrangement would result in an unacceptable level of overlooking for both existing and future occupiers.

The property would have packed 18 bedrooms over two floors (Image: Hyndburn Council)

Further concerns were raised over the site's location close to commercial and industrial uses.

The council said insufficient information had been submitted to demonstrate that future residents would not be affected by noise, disturbance and odours from neighbouring businesses, including a garage operating next door to the site.

Planning officers therefore found the development failed to adequately safeguard the living conditions of future occupants.

When the application was originally submitted, the applicant argued the scheme would make positive use of a long-vacant building while helping to address a shortage of affordable accommodation in the borough.

 Planning documents stated there was a strong demand for low-cost, one-bedroom housing and said the project would contribute towards meeting that need.

The applicant also argued the site was ideally located close to shops, services and public transport links within Accrington town centre.

However, officers ultimately concluded that the harms associated with the scheme outweighed the benefits.

The decision is the latest chapter in the continuing redevelopment of the area around Gillies Street and Barnes Street.

The neighbouring HMO was granted permission last year to increase its occupancy from 16 residents to 21.

Had the latest application also been approved, the two neighbouring HMOs together could have accommodated almost 40 residents.

In refusing permission, planners concluded the development would result in an over-concentration of HMOs, poor-quality communal living space, privacy issues and unresolved concerns relating to neighbouring commercial activity.

The application was rejected under powers delegated to Hyndburn’s planning officers.