Housing plans slammed over claims people are being treated like ‘animals’ in ‘little kennels’

Plans for a huge shared house in Oldham have been compared to ‘little kennels’, as a councillor slammed the rise of HMOs in the borough as ‘rotten’.

An application to convert a private home into a house in multiple occupation (HMO) to accommodate 18 people has been granted by the council’s planning committee.

There had been 44 public objections to the plans, raising concerns about parking problems, and a potential increase in anti-social behaviour; compared to seven letters of support citing a shortage of affordable housing in the area.

The proposals relate to an 18-bedroom house – once a former pub – on Ronald Street that has been extended, and where accommodation is spread across four floors, including the basement.

Under the plans lodged by Sameer Zulqurnain, the basement would have a bike store, a cinema and games room, study and work area, stores, utility room and bathroom, with bedrooms – some with en-suite bathrooms – spread across the other three floors.

Outlining the recommendation for approval, case officer Matthew Taylor said ‘minimal’ external alterations were proposed.

“There is a need in the town for all types of accommodation,” he added.

“We’ve seen a large shift towards more applications in relations to HMOs recently.

“It currently is a large scale property which could accommodate a large family, and the number of people it could accommodate in the rooms is very, very similar.

“The facilities provided before you meet both the council’s HMO guidance and the national space standards for size of bedrooms, so in terms of amenity for the occupiers, it is acceptable.”

Mr Taylor said the proposals had been reduced in size, from 23 rooms to 18, to meet room space amenity standards.

Speaking against the application, Waterhead councillor Ros Birch said the proposed development would ‘impact the area on so many levels’.

“Fly-tipping and litter is a major problem currently, and this will only increase with a property of this size,” she added.

“And anti-social behaviour is already also a problem in this area.

“An area that is deprived, cramped and overdeveloped, and this development has the potential to exacerbate an already simmering undercurrent of resentment and hostility.”

Coun Birch said an existing HMO on the street had already caused issues around litter in recent months and ‘tension amongst residents’.

She asked what vetting was done of prospective residents in the proposed property, and whether regular checks would take place to see if rubbish was being removed regularly.

Coun Peter Dean, who also represents Waterhead ward, said the proposal would ‘change the character of the local area’.

“In this area there’s already ten HMOs, small ones, they didn’t need planning permission but also adjacent to this area there’s actually five of the largest HMOs in the borough,” he added.

“It changes the whole character of the area in the sense that every single property in that area is a family house.”

He added its proximity to the nearby mosque could also cause issues and ‘community tensions’.

“I think there is going to be some community distress and conflict,” Coun Dean added.

Panel member Coun Josh Charters said he agreed with the Waterhead councillors, adding they ‘had seen increases in anti-social behaviour’ in the local area, and the proposal did not reflect the ‘family’ characteristics of the neighbourhood.

Fellow committee member Coun Peter Davis told the meeting that ‘it sickens me, that we’ve got to approve these proposals’ because of government legislation.

“We’re treating people here like animals in little kennels,” he said.

“There’s nowhere anybody can rest, it’s just terrible.

"In every area we’re losing large properties, homes, I just wish there was something that we can do about them.

“But unfortunately it’s going to go through and we don’t seem to have much choice.

"It’s heartbreaking, it’s terrible, the places are rotten.”

Peter Richards, head of planning, said the HMO would also require a licence, and issues around management of anti-social behaviour of tenants and others would be dealt with via the licensing procedures.

“I do appreciate that the issue of HMOs is very emotive,” he added.

“It also comes with often quite loaded misconceptions against occupants of HMOs.

"We’re not here to debate that, we’re here to debate the planning merits of this proposal.

“The fact that some may perceive some residents of HMOs as perpetrators of anti-social behaviour, littering, fly-tipping, whatever it might be, that is not a relevant planning consideration.

"You could have someone who owns a house who does just the same thing.

“The stats show that there’s actually very few of our households that are HMOs across the borough and ward by ward.”

The application was approved by a majority of councillors, pending conditions over bike storage and refuse storage and collection.

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