Plans for 16-bed HMO in Victorian arcade turned down

Planners have refused permission for the conversion of part of a former shopping arcade into three HMOs as it would cause an “institutionalised environment”.

Drawings for the development of 41 Clarence Arcade on Stamford Street Central in Ashton were criticised by Tameside Council’s (TMBC) planning department for attempting to squeeze 16 bedrooms – potentially housing 32 people – into the unit. 

In his planning report, TMBC’s director of place Julian Jackson, said: “With multiple tenants living in close quarters, the likelihood of frequent disturbances increases.  

“These can range from loud music and parties to general everyday noise, such as footsteps, conversations, and household activities.  

“Such disturbances can significantly alter the character of an area and the amenities from which it benefits.  

“Additionally, the transient nature of HMO tenants can lead to less accountability and higher incidences of anti-social behaviour.” 

He further criticised the proposals for their lack of communal space, which amounted to barely two square metres per resident in the two larger HMOs that would have accommodated 13 people between them. 

Although the scheme allowed for a basement that included a shared gym, working space and cinema room, its lack of natural light and distance from the 3-bed HMO in the attic-space also went against the plans. 

Twenty-eight members of the public also objected to the scheme, citing social issues associated with HMOs and that self-contained flats would be preferential. 

Writing to Tameside Council at the time of the application, Ralph Taylor of developers Paul Butler Associates said: “Future residents are likely to be young professionals working within the Greater Manchester area, on lower wages who cannot afford to rent and pay all the bills associated with a 1-bed apartment on their own, or who prefer to share with others and live in a high specification property which they could not afford otherwise.” 

Constructed between 1893-94 on the site of an old mill, the red brick and sandstone building was Tameside’s only covered Victorian arcade before its closure, with parts of it converted into shops and offices during a £2m facelift in the 2010s.