ABC councillors send out strong signal as HMO applications are refused
With a new draft policy on houses in multiple occupancy (HMOs) about to be presented to ABC Council, elected representatives now appear more determined than ever to refuse new HMOs in areas where this would lead to what they see as an overconcentration of such shared accommodation.
To prove that point, a strong signal was sent recently, when planning applications for two HMOs were refused, despite a Planning recommendation for approval, in parts of Portadown where HMOs are already in existence in close proximity.
The first application was for an HMO at No. 25 Tandragee Road, Portadown, directly adjacent to two existing HMOs, at No. 23 and No. 27, and close to another HMO at No. 82 Tandragee Road.
When the matter was discussed at a recent Planning committee meeting of ABC Borough Council, Councillor Kyle Moutray (DUP) commented: “I do just think it’s highly irregular that you would have three HMOs next door to each other in a row.
“I do think that has a potential to undermine the balance of the community here. I do feel as though this will cause demonstrable harm to the character of the area.”
The second planning application which was refused was for an HMO at 6 Goban Street, Portadown.
The fact that Portadown has by far the highest concentration of HMOs in the Borough – including one for up to 10 tenants just across the street from the proposed new one, in a street with only nine properties – did nothing to encourage ABC Planning committee members to approve the application.
At the April 27 ABC monthly meeting, ABC councillors backed a motion calling for the urgent introduction of local policies to limit the concentration of HMOs in the borough, and particularly so in Portadown where the majority of HMOs are – including 14 in Thomas Street alone.
As proposer of the motion, Cllr Moutray commented at the time: “I propose this motion out of growing concern that many of us will be familiar with — and particularly those representing Portadown — and that is the continued proliferation of houses in multiple occupation.
“In Portadown alone, there are 38 licensed HMOs. That represents 65 per cent of the total number across the entire borough, with a further six applications being granted approval through delegated authority in the last year alone.
“And questions deserve to be asked of Council: what controls are in place, and are we doing enough to protect local communities from this sudden change in character?
“I believe that we have reached a point where the cumulative impact of this proliferation can no longer be ignored.”
Seconder of the motion, Deputy Lord Mayor, Alderman Lavelle McIlwrath (DUP) said there was a need for stronger planning safeguards.
“As far back as late 2021 and early 2022, I was relaying concerns to planners about the proliferation of HMO applications in the Thomas Street area of Portadown.
“Make no mistake, members — developers are making hay while the sun shines, and from their perspective, why not?
“Unfortunately, we have allowed clustering of HMOs. We have also permitted sandwiching, where in at least one circumstance, an elderly lady’s home is sandwiched between two HMOs.”
A draft policy in relation to HMOs will soon be presented to ABC councillors. According to Councillor Peter Lavery (Alliance), its aim will be to prevent the overconcentration of HMOs in any given part of the borough.
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Speaking on the matter at the June 3 Planning & Regulatory committee meeting, he commented: “We are developing an HMO policy. I think as part of that policy there is a threshold proposed of around 10 per cent for a street, there is a proposal to ensure that two HMOs cannot be side by side, and indeed I think there is a proposal where there cannot be sandwiching.”
Figures circulated at the June 2 Environmental Services committee meeting gave a breakdown of the number of HMOs licensed in each NI local authority (March 31 figures).
There were 59 HMOs in ABC alone, with a permitted occupancy of 331. While that figure is significantly lower than in Belfast (2,996 HMOs), Derry City & Strabane (250), and Causeway, Coast and Glens (214), it was considerably higher than in neighbouring Newry, Mourne & Down (18), Mid Ulster (18), and Lisburn & Castlereagh (9).
Likewise, permitted occupancy was much lower in Newry, Mourne & Down (97), Mid Ulster (120), and Lisburn & Castlereagh (46).