HMO planning rule considered for conservation area

The former Moose Hotel on Fishergate Hill was cited in the report as an example of an HMO conversion that has had an impact

A planning rule could make it more difficult to convert properties into bedsit-style dwellings in a city's conservation area.

Preston City Council is considering introducing restrictions on houses of multiple occupation (HMOs) in the Fishergate Hill Conservation Area.

Planning permission would be required to convert homes in the area into a HMO for up to six people, after a review described this type of housing as "a widespread threat".

The restriction – called an Article 4 direction – is already in place in part of the protected, historical areas of the city, but it could be expanded.

The direction, which removes automatic permission to convert the property, could be widened to cover more streets including:

• Walton’s Parade

• Stanley Place

• North Cliff Street

• South Cliff Street

• West Cliff Terrace

• Christian Road

It follows a routine review of both the Fishergate Hill and Avenham conservation areas carried out by the council.

The appraisal of the two areas – the first undertaken since 2009 – concluded that their "character and appearance" had been impacted by developments such as the removal of boundary walls and changes to parking.

'More bins'

The report described the presence of HMOs as “a widespread threat” to the Fishergate Hill locality.

It said many of the properties throughout the conservation area had been adapted to accommodate additional tenants, which resulted in a "noticeable visual impact".

“This is seen through alterations to windows and doors. It is also evident through the presence of bins within the conservation area; to accommodate the multi-occupancy of the buildings there are additional bins per property,” the document said.

An Article 4 direction already covers the most built-up parts of the Avenham Conservation Area, but the report states that HMO conversions have nevertheless become common.

“These conversions mainly manifest themselves in the loss of traditional features such as windows and doors,” the document explains.

“The number of bins and cars also impact on the conservation area. There are bins along the streets and at some critical viewpoints, such as Avenham Walk.”

HMO conversions for seven or more occupants already require planning authority approval.

The city council carried out a public consultation into the proposed extension of the Article 4 direction in the Fishergate Hill Conservation Area over the summer. 

Two out of six respondents were opposed to it.