PLANS to convert a former Stalybridge pub into an eight-bedroomed house in multiple occupation (HMO) have finally been thrown out.
Tariq Mushtaq, of Oldham-based First Choice Investments, appealed Tameside Council’s decision to refuse permission at the Bulls Head, on Knowl Street.
But that has been dismissed by the Planning Inspectorate over concerns it would not meet acceptable living standards.
In a report, Robert Walker – who also said there was no clear plan how waste would be managed – states: “Bedrooms one and three would have windows directly on to the footway and are positioned adjacent to the main entrance door to the HMO.
“In this regard, occupiers of both rooms would be subject to the noise and disturbance from comings and goings associated with the HMO and along the street.
“Bedroom two would be positioned with its window facing on to the shared outdoor amenity space, near the refuse area, rear door, vehicle and cycle parking space resulting in a poor outlook and an increased sensitivity to noise and disturbance from the different patterns of movement of occupiers within the HMO.
“Given the number of occupiers within the proposed HMO this would, in my view, lead to noise and disturbance.
“The more modest sized rooms of bedroom one and two, even if they comply with the minimum standards, add to my concerns regarding the quality of the living conditions within these rooms.
“The proposed ground floor layout would also result in a kitchen and dining space with two modest windows in one single corner.
“This would have the effect of a room with low levels of natural light, further adding to my concerns regarding the quality of the living conditions within the scheme.
“Taken together these elements lead me to conclude that future occupiers would not have acceptable living conditions.”
In a statement to the appeal, Tameside Council backed up its decision to refuse planning permission.
It read: “The proposal represents an overdevelopment of the building, creating an institutionalised environment by way of the contrived internal and external layout of both the private and shared spaces within the HMO.
“The scale of the proposed HMO is likely to cause an increased risk of noise and disturbance, by way of traffic/parking conflicts and people movements, which will be detrimental to the amenity of existing residential occupiers on and surrounding Knowl Street.
“The procedure for refuse storage and collection to ensure bins are collected is not considered to be effective or practical.
“It is highly likely that refuse bins will not be able to be collected or alternatively that bins are likely to be permanently displaced on to the footway of Knowl Street, which would have an unacceptable environmental and health impact for the surrounding area and amenity of residents.”
The Planning Inspectorate’s decision has been welcomed by Stalybridge North Councillors Adrian Pearce and Christine Beardmore.
They said: “We have opposed this development since last summer, expressing our concerns about the lack of parking, road safety issues, poor shared and outside space and inadequate plans to deal with rubbish.
“The Planning Inspector agreed.
“We are not against housing, but we want quality developments that offer good housing conditions and limit negative impacts on our residents.”