The Planning Committee met to discuss several planning applications, including a proposal to convert a dwelling into a large house in multiple occupation (HMO), a reserved matters application for a residential development, a variation of conditions for a previously approved development, and a rear extension to a property. The committee refused the HMO application, but approved the other three, subject to conditions.

Here's a breakdown of the key discussions:

Refusal of HMO Conversion at 1 Eccleston Street, Wigan

The committee voted to refuse application A/24/97193/FULL for the conversion of a dwellinghouse into a 12-bed HMO. The reasons for refusal were:

• Over-intensification: The proposed number of residents, combined with limited parking and amenity space, would lead to an over-developed and overly intensive residential use detrimental to the neighbourhood. This was deemed contrary to several policies, including CP7, CP10 and CP17 of the Wigan Local Plan Core Strategy, Policies JP-P1 and JP-C8 of the Places for Everyone Joint Development Plan, the Houses in Multiple Occupation Supplementary Planning Document, and the National Planning Policy Framework.
• Substandard Accommodation: The design and layout would provide a substandard level of accommodation due to lack of natural light in basement bedrooms, lack of privacy for one bedroom, and inadequate communal space. This was deemed contrary to Policies CP10 and CP17 of the Wigan Local Plan Core Strategy, Policy JP-P1 of the Places for Everyone Joint Development Plan, the Houses in Multiple Occupation Supplementary Planning Document and the National Planning Policy Framework.

Objections to the application included concerns about over-concentration of HMOs, harm to community cohesion, noise, refuse issues, and parking problems. Supporters argued that HMOs can provide affordable housing and that the location was sustainable with good transport links.

Approval of Residential Development at Land East of 112 Heath Road, Ashton-In-Makerfield

The committee approved application A/24/97802/RMMAJ for a residential development of 88 dwellings on land east of 112 Heath Road, subject to conditions. This was a reserved matters application, following outline approval A/21/92801/OUTMAJ.

The conditions covered various aspects of the development, including:

• Adherence to approved plans and documents
• Parking provision
• Boundary fencing
• Finished levels of amenity spaces
• Lighting scheme for a pedestrian passage
• Electric vehicle charging points
• Drainage scheme
• Tree removal and pruning
• Energy efficiency measures
• Restrictions on further development within the curtilage of certain plots

Objectors had raised concerns about increased traffic, strain on local facilities, flood risk, loss of trees, and impact on wildlife.

Approval of Variation of Conditions at Land North of the Guided Busway, Tyldesley

The committee approved application A/25/098937/VARMAJ, which sought to vary conditions on a previously approved application (A/23/95156/MAJES) for land north of the Guided Busway in Tyldesley. The variations allowed for amendments to the approved layout and design, realignment of the Spine Road, and demolition of Stone House, a non-designated heritage asset.

The approved conditions included requirements for:

• Commencement of development within specified timeframes
• Adherence to approved plans and documents
• Submission and approval of reserved matters for outline phases
• Maximum number of dwellings
• Limitations on community and travel hub floorspace
• Construction Environmental Management Plan (CEMP)
• Tree protection measures
• Restrictions on piling
• Construction Training and Employment Management Plan (CT&EMP)
• Landscape works
• Cycle and refuse storage
• Electric vehicle charging points
• Sustainable drainage management and maintenance plan
• Lighting design strategy for biodiversity
• Travel Plan
• Guided Busway stop and Community and Travel Hub
• Ground investigation and remediation strategy
• Buffer zone from Honksford Brook
• Public way-finding signage
• Offsite highway improvement works
• Visibility splays
• Additional guided bus
• Open Space and Play Equipment
• Demolition strategy
• Enabling Works Verification Report and updated Ground Gas Risk Assessment
• Details of 'kick around area'
• Surface water drainage system
• Coal matters remediation
• External materials
• Boundary treatments
• Noise mitigation measures
• Energy efficiency measures
• Affordable housing provision
• Footpath connection between the site and Dewberry Close
• Site survey and finished floor levels
• Crime impact statement
• Phasing Plan and Schedule
• Design Code compliance statement
• Ecology surveys
• Public Right of Way plan and Strategy
• Tree survey
• Electric vehicle charging points
• Cycle and refuse storage
• Busway stop details
• Car parking
• Archaeology works
• Hard and soft landscaping scheme
• Coal Mining Risk Assessment
• Health Impact Assessment
• Foul and surface water drainage scheme
• Noise assessment
• Fumes and odours extraction scheme
• Zero carbon scheme
• Habitat Management Plan (HMP)
• Biodiversity enhancement scheme
• Off-Site Biodiversity Net Gain
• Invasive species management plan
• Play provision
• Public open space management plan
• Swift bricks/boxes

Objections to the application related to the principle of development, housing need, design and layout, infrastructure, highways, pollution, wildlife, and amenity.

Approval of House Extension at 251 Devonshire Road, Atherton

The committee approved application A/25/098964/HH for a part two-storey, part single-storey rear extension at 251 Devonshire Road, subject to conditions.

The conditions required:

• Commencement of development within three years
• Adherence to approved plans
• Matching external materials

Objections to the application cited concerns about a potential HMO, overbearing impact on neighbours, loss of sunlight, and overlooking. However, the planning officer clarified that the application was solely for a house extension and that HMO status was not under consideration.

Vote of Thanks

The Committee recorded a vote of thanks and best wishes to the Senior Democratic Services Officer, Kaan Şahin, for his work.