Three more houses in multiple occupation (HMOs) have been approved in Portadown over the past month.
The first one is at 2 Goban Street, the planning application having been lodged by David McMaster Architect Ltd, Mahon Industrial Estate, Portadown, on behalf of Gordon Foster, Derrylee Road, Dungannon.
ABC Planning officers wrote in their report: “On the ground floor, the existing lounge is to be converted to one bedroom, while a portion of the existing kitchen will be converted into a wet room.
“A kitchen, dining room, family area and access hall will remain.
“On the first floor, the layout will remain unchanged, with two bedrooms and a bathroom.
“The second floor will also remain unchanged with two bedrooms. There are no external changes proposed to the property.
“The proposal would allow up to 10 persons to live together at the property.
“The proposal will involve an additional bedroom. Officers consider that this will add a possible further two people to the property.
“The proposal would involve a change of use to allow up to 10 persons to live together (five double rooms), which officers consider would not be unreasonable in an HMO of this size.”
Concerned residents living in the vicinity voiced concerns in relation to the HMO plans.
They stated: “We have concerns regarding overcrowding in the house, with the proposed conversion to a five-bedroom property, therefore with the potential of 10 adults sharing the space, in particular about possible noise levels from the property.
“We would query whether this property could accommodate 10 adults? There is a lack of adequate living space for 10 residents, as the plans show the existing living room has been replaced by a bedroom, which may result in an overspill into the backyard, again impacting on noise levels.
“The owner does not appear to take any consideration of the impact of making their property an HMO, and the effect that this may have on local owner-occupiers.
“According to the HMO regulations, April 2016 (enacted April 2019), consideration must be given to the numbers of HMOs in the area, to ensure there will not be too many HMOs in the locality. Has consideration been given to the number of HMOs in the area?”
The objectors’ concerns were addressed in full in the planning report, however they are representative of the kinds of issues which neighbouring residents often raise, when planning applications are lodged for HMOs.
The second planning application, at 62 Church Street – right at the junction with Hanover Street – is for a change of use from an office building to an eight-bedroom HMO.
The planning application was lodged by Lenaghan Design, Moss Park, Richhill, on behalf of Christopher Gray, Victoria Street, Armagh.
ABC Planning officers explain in their report that the property will be completely transformed internally: “On the ground floor, the front office is to be converted to two bedrooms, while the second office will be a portion of the new kitchen/dining area.
“On the first floor, the existing two offices and store will be converted to three bedrooms.
“The three offices on the second floor will be converted into a further three bedrooms. All bedrooms will have their own shower room.
“Externally there will be a plant room, bin area, oil tank, bike store, two parking spaces and an area of amenity space in what was previously the rear yard area.
“There are no external changes proposed to the property. The proposal would allow up to 10 persons to live together at the property (six single rooms and two double rooms).
“There are two other registered HMOs on this street, No.30 Church Street, Portadown, licensed for 10 persons, and No. 57 Church Street, Portadown, licensed for six persons.”
The third HMO application is close by, at 98 Church Street, Portadown. Planning approval has been granted for the change of use of a terraced dwelling into a four-bedroom HMO.
The planning application was lodged by Mount Charles Investments Ltd, Newry Road, Banbridge, on behalf of Paul McCammon who lives at the same postal address in Banbridge.
ABC Planning officers noted in their report: “The proposal would allow up to seven persons to live together at the property (officers consider there will be three double bedrooms and a single bedroom).
“The application site encompasses a mid-terrace, two-storey building which is currently in use as a dwelling house.”
In correspondence to ABC Planning officers, a local resident had raised a number of concerns.
Part of the objector’s correspondence reads as follows: “The proposal could harm the character of a predominantly family-oriented residential area, [with the] risk of creating an imbalance in the community, with too many short-term or transient tenants.
“Over-intensification of use compared to the character of the street (single-family homes vs. multi-lets).
“Impact on Residential Amenity Noise and disturbance from higher occupancy (late hours, multiple households living independently).”
Planning officers, however, state in their report that they deem the proposed change of use to an HMO to be acceptable: “With regard to potential for noise nuisance, the Council’s Environmental Health Department has considered the proposal and has raised no objections, nor have they recommended the imposition of any conditions.
“For that reason, officers are satisfied that the proposal would not unacceptably affect the amenity of surrounding residents, or the established character of this part of Portadown.
“Having regard to the fact that the site is located predominantly within a residential area, and the proposed development will retain the building in a residential use, and the fact that there are no physical alterations, officers are satisfied that there will be no adverse impact on the design of the host property, the character of the area or the amenity of neighbouring properties.”
