Plans for 32-bed HMO in former Northampton care home recommended for approval despite 'extreme concern' about number of occupants
Plans to convert a former care home in Northampton into a huge House of Multiple Occupancy (HMO) for up to 32 people are set for approval at a council meeting.
The proposals, submitted by applicant Dunclent Properties, ask West Northamptonshire Council (WNC) for permission to adapt the now-closed Leys care home in Boothville into a large house in multiple occupation. It is a change of use application after planning enforcement discovered the site was already being used without proper permission.
The layout of the building includes 30 ensuite bedrooms, five kitchens and one large lounge and dining area on the ground floor, as well as two more HMO ensuite bedrooms upstairs.
There are no external changes proposed to the building and plans show that seven parking spaces would be provided at the front of the building. Officers say the sustainable location of the property should be taken into account, with a nearby bus stop within 30 metres of the site entrance and a row of shops around five minutes’ walk away.
The plans, which will be discussed at a non-strategic planning committee on Thursday May 7, were called in by ward Councillor Nigel Stansfield and Moulton Councillor John Slope (both Reform UK).
Both councillors raised concerns regarding the overintensification of the site, harm to the neighbourhood, and inadequate communal facilities for future tenants.
Cllr Slope, who is the cabinet member for finance on the administration, also highlighted the council’s finite resources for planning enforcement, adding that approving the large HMO would create ongoing enforcement issues that the authority can “ill-afford”.
Northampton Town Council also submitted an objection, raising “extreme concern” that the plans presented the largest number of occupants they had seen on an application and the pressure this would put on local amenities. They also highlighted the fact that the building is currently being used unlawfully as a HMO, which they say should not have been allowed to happen.
The planning statement said: “The applicant is a recent purchaser of the site which at that time was being run by a social housing operator as the tenant.
“The operator was unsuccessful in attracting any referrals from the local authority and agencies. In order to attempt to ease cashflow issues, the operator started advertising the property as an HMO.
“The applicant and administrator are seeking to regularise the unauthorised HMO sui generis use.”
It added that at the time of writing the report at the end of last year, there were 12 people living in the HMO and they had not had any complaints from neighbours.
Further objections from members of the public raise concerns that by accepting the application, the council “would just be rewarding the owner” instead of being held to account for its unlawful use.
A HMO management plan submitted by the applicant states that the aim of the HMO is to “provide safe and comfortable accommodation” at its target demographic of young professionals, medical professionals, educators and those in the hospitality sector.
“This property will be managed to exceptionally high standards with a strong emphasis on neighbourliness, minimal traffic impact, strict noise control, and proactive communication,” they added.
Officers have recommended the site for approval, stating that the HMO use would have a comparable impact to the previous use as a care home.