Serious concerns have been expressed at an ABC Planning & Regulatory Services Committee meeting in relation to planning approval recommendation for the conversion of a dwelling into a house of multiple occupancy (HMO) in Portadown.
The six-bedroom property, at 27 Tandragee Road, is in a residential area, and very strong views were expressed on the matter by a nearby resident and councillors alike, worried as they are that this type of dwelling might attract antisocial behaviour, and significantly increase on-street parking.
The planning application was lodged in April 2021 by Collins and Collins Architectural Agents, Newry, on behalf of Geoffrey Dougan, who lives at that Portadown address.
Eleven letters of objection from neighbouring residents are listed on the ABC planning portal, with one of the objectors pointing out that another HMO already exists in that area, and that – according to him – this is creating difficulties for nearby residents.
The objector wrote: “It has been a problem with excess noise, i.e. loud music and shouting in the other properties where multiple occupancy is a feature.
“When this has been identified no one appears to take responsibility.”
The objector adds: “My [other] concern would be the lack of parking facilities as this road is an extremely busy road.
“Parking facilities are limited to that side of the road. There is a significant number of parked cars on the road at any given time. Indeed one neighbour has on a number of occasions parked in my drive.
“I would point out that there is no place to park at the rear of the property.”
A planning report made available to committee members states that no issues have been identified in relation to the planning application: “Officers are satisfied that the submission does not raise any new issues, and that all objections that have been received have been fully considered.
“Officers remain satisfied that the proposal complies with the the Strategic Planning Policy Statement (SPPS) and all other relevant planning policies.
“On this basis, there is no change to the officer recommendation that planning permission be granted.”
A planning officer in attendance at the meeting went on to state: “The Tandragee Road currently has one registered HMO, and this application seeks an additional HMO at this location.
“There will be no physical changes to the exterior of the property [which] will remain residential.
“Officers have no evidence of any recent amenity complaints on HMOs, which has been confirmed by Belfast City HMO Unit.
“The Council’s environmental health team have also no objection to the proposal. In terms of parking and roads, there is no change to the parking standard for this proposal.
“A parking analysis has been carried out and considered by DfI (Department for Infrastructure) Roads.
“Officers have also visited the Tandragee Road for assessment of this application on several occasions at different times of the day, and are satisfied there is parking availability within the immediate area as identified in the parking analysis.
“Officers are therefore satisfied the proposal complies with the policy as set out within the planning report (…) and recommend that members approve this application.
“A parking analysis [was] submitted in support of the application. There were 89 parking spaces available in total on street, and at all times during the survey there was always 50% availability.”
Steven Wright, one of the objectors living in close proximity to the proposed development, had sent a strongly-worded letter to the Planning Department – stating in it that he was “totally shocked, disgusted and appalled at this outrageous planning application”.
He was given three minutes to outline his concerns in the course of the committee meeting.
He stated: “I have resided on the Tandragee Road all my life and I have noticed many changes, none more so than in recent times.
“New housing developments all along parts of the Tandragee Road have resulted in increased traffic on the road at various times in the day.
“The road itself has become a bottleneck area. It was not constructed to meet this volume of traffic, so if the proposed development gets approval, where are the occupants of 27 Tandragee Road going to park their vehicles? Are there going to be garages constructed at the back of this property?
“How will I get my vehicle out of the driveway safely if more cars are parked on the opposite side of the road?
“Will the landlord of the proposed HMO development ensure that there will be no antisocial behaviour?
“I find this proposed development all very puzzling. A short distance from 27 Tandragee Road [there is] Annagh House, a sound, derelict, structured building that would be the perfect location for flats and HMOs, and somewhere that I would have no objection to.”
Councillor Kyle Moutray (DUP, Portadown DEA) concurred with the Tandragee Road resident’s concerns: “As someone who has frequented this road in the past, I’ve noticed that with vehicles parked on both sides, quite often it’s a [road with] one lane of traffic.
“This is a busy road with a heavy volume of traffic. This would be a six-bed [property] that could house up to to 12 people, so I would have genuine concerns for the parking element of this, and also what this could mean for road safety.”
Councillor Paul Duffy (Sinn Féin, Portadown DEA) said he was anxious to find out what the situation is in terms of density of HMOs in that part of Portadown: “We discussed these HMOs in [nearby] Thomas Street for hours on end in this committee.
“I know we had asked about the amount of them within an area. Did we ever get around to determining how many HMOs we can have within an area?”
The planning officer said that this issue is awaiting regulation: “The Craigavon Area Plan has no specific plan to deal with HMOs, so (…) there is no cap on the number, we have no policy for that.”
Her colleague added: “There was a discussion in the context of applications in the Thomas Street area, about whether a policy could be brought forward because of members’ concerns around the potentially growing number of applications of this nature.
“I think the response given at the time was that we would be giving consideration to that, and bringing forward a policy as part of the new local development plan which is under preparation at the moment.
“I totally understand the frustration of members in relation to the lack of policy in this particular matter.”
Councillor Lavelle McIlwrath (DUP, Portadown DEA) was given five minutes to outline his thoughts on the planning application: “I have spoken in relation to HMOs before. I feel that yet again I have to raise what I and many residents feel are valid reasons to object to yet another HMO planning application in the Annagh area.
“This application probably breaks new ground as it now moves beyond Thomas Street, where previously most of the HMO applications were approved.
“We’re now prepared to approve HMOs further away from town. Does that open the floodgates for other areas to be considered for HMOs?
“Given the traffic congestion through this area and lack of suitable car-parking provision, what plans are in place for parking?
“Already numerous minor accidents have occurred in this area. Effectively the Tandragee Road is down to one lane in the evenings for traffic and mornings.
“Vehicles are parked up on the curb, often on both sides of the road. I’d have to say I don’t accept that the DfI report or the survey accurately reflects parking options in the area.
“We often hear and talk about Community Planning. Illegal fly-tipping continues to blight this area, and much of that comes from properties that are let.
“Multiple-occupancy properties will continue to cause problems, not necessarily with the first owners. I’m sure sure the applicant in this case has very good and valid reasons for his application, and no doubt will maintain it in a very good way.
“In later years undoubtedly these multiple-occupancy properties cause problems.
“How long are we going to potentially add problem upon problem for ourselves on Council?
“Suffice to say that a local resident of many years standing [in here] put it very well.
“This area has changed so much over the years. It’s unrecognisable. Families have relocated, the fabric has changed.
“That’s an awful indictment, even on ourselves. Continuing to approve HMOs is demonstrably changing the fabric of the area, and I don’t think it’s for the better.
“I would urge members to think hard before approving this or indeed other HMOs in the Annagh area where we’re already struggling to provide services as a Council.”
One of the planning officers in attendance explained that an unauthorised HMO already existed just a few doors down: “We became aware of an unauthorised HMO at number 23 [Tandragee Road] as a result of the processing of this application, and we’re aware that it doesn’t have planning permission.
“If it’s not immune from enforcement action we will be seeking to regularise any breach of Planning Control that’s taking place.”
Following the debate in the council chamber, Councillor Kyle Moutray proposed that any determination on the planning application be deferred, so that more information can be obtained on the impact of HMOs, and their number in the ABC Council area.
The proposal was seconded by Deputy Lord Mayor, Councillor Sorchá McGeown (Sinn Féin, Lurgan DEA) who indicated that there are 50 HMOs in the borough, including 31 in Portadown, and 13 in Thomas Street alone.
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