Wigan Council’s ‘significant concerns’ about a 37-bed HMO and hotel plans for Leigh town centre

Housing bosses in Wigan have expressed “significant concerns” about plans for a “flexible” HMO and hotel for up to 48 people in Leigh.

Oldham-based Spencer Reid Ltd has submitted proposals for three adjoining buildings on Railway Road to be converted into a mixed hotel and HMO building with 39 bedrooms with a capacity for 48 people.

The applicant said the “mixed use” element of the application would allow hotel stays for tourists and business visitors “in the usual manner.”

A response to the application from the council’s housing enabling team has been published by the authority.

The report said “we do have significant concerns regarding this HMO.”

It added: “This area has a concentration of HMOs with ongoing issues related to housing management therefore other forms of housing would be preferred at this location, such as apartments, due to the evidence need for family housing in this locality.

“The proposal does not comply with the council’s HMO policy as the proposal violates the concentration threshold within a 50 metre radius ofthe application property.”

The housing enabling team also expressed concerns about the “language of the tenant selection process.”

The response said that by including “only” accepting tenants in long-term employment, offering a 12-month fixed term agreements and a blanket no pets rule would leave the tenancy management in breach of recently changed legislation protecting tenants.

A design and access statement in support of the plans said: “Permission is sought for all rooms to be approved for hotel use and HMO use.

“The initial intention is for approximately half of the rooms to be for hotel use and half for HMO use, allocating an entire floor level for a particular use.

“The flexibility of all rooms being approved for both uses allows for the building to respond and adapt to market demands.”

The statement addressed potential concerns about whether migrants or asylum seekers would occupy the HMO and hotel.

It said: “Nationally, some hotel and HMO properties are being used to house migrant or asylum applicants.

“This has recently become the focus of some public concern.

“There are no plans, proposals, or intention by the owners for such occupation at this site.”

The application said that contained within the application were three current properties.

44-46 Railway Road has already been converted into self contained studio apartments.

48-50 Railway Road is a former electrical shop that has stood vacant for sometime and 52 Railway road is in use as an existing HMO.

The statement added: “It is proposed to combine the three properties to create a large HMO with flexible hotel use.

“The location is ideal for this use, with Railway Road being a busy and vibrant town centre site.”

The plans do not contain any dedicated parking spaces for occupants.

The design and access statement said: “Historically the property has been without off-street parking.

“These arrangements are considered acceptable for the proposed development.

“Indeed, the site lies at a sustainable location within the centre of Leigh and with access to public transport.

“Moreover, on-street parking is available nearby and there are public cark parks within walking distance.”

Leigh MP Jo Platt said she does not believe “a 39-bedroom HMO with a stated maximum occupancy of 48 people represents the most appropriate form of development for this site.”

Planners in Wigan will deliberate on the plans in the coming weeks.

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