Ballymena HMO plan refused after parking and overcrowding concerns

HMO application refused: 119 Broughshane Street, Ballymena

A planning application to convert a dwelling into a house in multiple occupation (HMO) in Ballymena town centre was refused by Mid and East Antrim Borough Council’s Planning Committee last week.

The proposal related to an end-of-terrace property at 119 Broughshane Street.

A planning officer told the committee the property is two-and-a-half storeys high and currently has one on-site parking space. He said the house contains six bedrooms, one bathroom, a living room and a kitchen.

The proposal involved retaining the six bedrooms while adding an en-suite to the ground floor bedroom, an en-suite to one of the first-floor bedrooms and a bathroom within a proposed second-floor extension.

All other rooms within the property were to remain unchanged.

Referring to the Ballymena Area Plan, the officer said the proposal had been assessed against local conditions, including the nature and character of surrounding development.

“Due to the variety of house types within the surrounding area, it is the planning department’s opinion that the proposed development aligns with the objectives of this policy,” he said.

He added that no increase in density was proposed and no impact on neighbouring properties was anticipated. No subdivision of the property was proposed. He also confirmed that the Department for Infrastructure Roads (DfI Roads) had raised no objection.

However, 12 local objections were submitted, raising concerns about potential overcrowding, loss of character, inadequate parking provision, traffic congestion, anti-social behaviour and fears the approval could set a precedent for further HMOs in the area.

The officer stated it was considered that the proposed change of use “would not result in adverse impact” on residential amenity, the character of the area or local infrastructure, and the recommendation before councillors was to approve the application.

Larne Lough DUP Alderman Paul Reid questioned whether DfI Roads considered the parking arrangements to be “sub-standard”. The officer replied that the department had issued “no objection”.

Ald Reid responded that a report appeared to indicate the parking provision was “insufficient”.

The officer said DfI Roads had not stated the arrangement was “acceptable” and acknowledged they would likely regard it as “sub-standard”, but had not formally submitted grounds for refusal.

“They have issues with it but they are not offering reasons for refusal and that is an important point,” he explained.

Ballymena DUP Alderman Reuben Glover highlighted that there was only one parking space and asked where additional residents would park.

The officer said the property’s close proximity to Ballymena town centre meant “reduced parking standards are generally acceptable due to its location”

.

Ald Glover replied: “I don’t know where they are going to park.”

The officer acknowledged: “It is a busy part of the town.”

Coast Road DUP Councillor Angela Smyth said:

“I think DfI is saying there is not going to be any impact. I don’t think anybody has a crystal ball to know if there is going to be impact or not.”

The council’s interim head of planning responded:

“Generally, in town centres, we do accept a lower standard of parking because of infrastructure and reliance on more active means of travel.”

Committee chair Braid Sinn Féin Councillor Archie Rae commented:

“Town centres all over this borough are very similar in that parking spaces sometimes are at a premium. We have to vote on the planning issues. Yes, parking is very important but it is still a fact that DfI have not really made any objections to the parking.”

The Mayor, Bannside Ulster Unionist Councillor Jackson Minford, said he believed there were safety concerns linked to the lack of parking and added he would be concerned about the level of demand at the location.

Ald Glover proposed refusing the recommendation to approve the application on the grounds it was contrary to policy. The proposal was seconded by Cllr Smyth.

Following a vote, with seven councillors in favour of refusal and three against, planning permission was refused.