MP and 19 residents object to HMO plan in Stourbridge - here's what planning officer says ahead of Wednesday's decision

Plans to convert the first and second floors of Eyewise Opticians in Stourbridge into a four-bedroom house of multiple occupancy (HMO) will be considered by a meeting of Dudley Council's planning committee on Wednesday. 

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Planning officer James Mason is recommending councillors approve the plans, despite objections from Stourbridge MP Cat Eccles - also a ward councillor - and Councillor Andrew Tromans.

Miss Eccles said the area already suffered with high levels of anti-social behaviour and theft offences, and the proposals could lead to further disturbances.

But planning officer James Mason said government targets for building new homes meant that such applications could only be refused when the council could demonstrate 'significant harm' would be caused.

At the moment the opticians' business operates from the ground floor of the building in Market Street, with a small administrative office and store room on the first floor and storage space on the second floor. 

But the un-named developer said the optician no longer needed the upper floors of the building, and wants to convert them into a four-bedroom HMO with a shared kitchen. A shower room and toilet will also be created on the first floor, to be shared by the occupants of the rooms on that floor. The rooms on the second floor will have en-suite showers and toilets.

A planning statement issued by agent Mike Parker, on behalf of the anonymous developer, said the principle of using the upper floors of the property for residential use has been accepted in the past as permission was granted in 2016 for the floors above the shop to be converted into a home.

It said the proposed new homes would bring extra spending into the town, 'helping the viability and vitality of the town centre and by using the upper floors of the property for an active use will ensure the property is well maintained and thereby enhancing its contribution to the historic townscape'.

Helen Burgoyne, of Green Street, said she strongly objected to the application, saying she feared it would create a 'more transient' environment and add to parking problems.

"This change can affect community cohesion and the sense of belonging among long-term residents," she added. "This will make the high street even busier, and push visitors to the town to park in the streets around the already congested Old Quarter."

Mark Tennant, of Amblecote, said: "Whilst i am not against residential use as long as parking can be provided a hmo is completely out of character with the area and is likely to lead to a rise in anti-social behaviour."

Stourbridge MP Cat Eccles, who is also a councillor for Wollaston and Stourbridge Town ward, said the town needed good quality self-contained accommodation, and the size, design and layout of these plans did not meet that need. 

"The surrounding area is primarily retail and night-time economy which does not lend itself to residential," she said.

"The crime statistics show that anti-social behaviour and theft are already high in this area, and this type of accommodation could attract further disturbance in the area. 

"Unmanaged accommodation of this type is not appropriate and I urge the planning team to reject it.”

 Councillor Tromans said: "The prevalence of HMO accommodation is known to increase crime. There is also no provision of parking in what is a very busy area."

The planning statement said there would be no 'undue adverse effect' caused to the local area resulting from the design and appearance of the proposed homes and no extra traffic generated. It added that cycle storage and waste collection facilities could be accommodated in the secure rear yard and says that noise protection measures would be included within the development.

But Pc Bob Manson, West Midlands Police designing-out crime officer attached to the council, raised a number of concerns about the plan, including the possibility of noise pollution within the development and a lack of storage facilities both for the occupants of the HMO and the shop staff, plus a lack of secure cycle storage and lack of nearby parking for occupants or visitors.

Mr Mason said the concerns about crime and anti-social behaviour had been taken into consideration by planning officers, but said they did not justify refusal of planning permission.

He said new government planning guidelines meant that the council was obliged to use a 'tilted balance' in favour of sustainable housing development, where refusal could only be justified if the harm caused by the development 'significantly and demonstrably' outweighed the benefits.

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