Council rejects HMO application in East Belfast, ignoring officials’ recommendation due to local concerns.
Councillors from different parties opposed the plan and voted against the house share on Woodcot Avenue. The building is a three-story terraced house with a two-story extension.
Planning officials supported the application, noting the street’s HMO level was below ten percent. Approving it would make it the third HMO on the street, which contains 111 properties.
House shares are often viewed negatively, with some believing they harm communities and link them to antisocial behavior. This idea emerges in areas like the Holylands and Stranmillis, where students often rent houses.
New HMO requests rose in other city areas, but North Belfast saw several requests denied over the past year.
Renewal of an HMO license cannot be rejected; overprovision isn’t a valid reason for refusal, only for new applications.
Council policy aims to keep HMOs under 20 percent in any area. Some streets, like the Holylands, far exceed this limit, reaching over 90 percent. Woodcot Avenue falls outside of such areas, with a ten percent limit.
At the council meeting, members voted on a DUP proposal; thirteen voted to reject the application, while six voted against rejecting it.
Paul Kennedy initially made the application for a five-bedroom house share. Officers thought the space was too small, so the plan was amended. No organizations objected.
The council received nine objections from people, with the report citing “significant public interest.” Objectors worried about waste, parking, setting a precedent, noise, antisocial behavior, and damaged property value.
The applicant’s agent spoke at the meeting, stating that the property was for sale in 2022, but it did not sell due to its poor condition. The applicant bought it in August 2024.
The property was derelict for two years, and its condition worsened significantly. Damp, structural issues, and failing supports presented problems.
The agent stated that the new owner’s intervention resolved the issues, making the property habitable.
The agent also noted the applicant’s experience with HMOs, highlighting his six licensed properties and three projects in progress. He has never had neighbor or tenant complaints.
He invests heavily in dilapidated homes, bringing them back to the housing market and offering young workers quality housing.
DUP Councillor Sammy Douglas mentioned housing shortages, noting that young couples live with parents because they cannot secure their own homes.
He cited issues with HMOs, claiming Templemore Avenue changed completely, previously containing mostly families.
He added that many families live on Woodcot Avenue and worry about who might move next door. He expressed unhappiness with the plan.
Alliance Councillor Tara Brooks saw the amended plan and thought the better layout was significant, providing proper space on the ground floor. She said she would let her kids live there, as the previous layout was too cramped.
Alliance Councillor Eric Hanvey said HMOs should improve housing quality. He added that houses can still be rented without an HMO license, as landlords can rent to up to four unrelated people regardless.
He warned against demonizing house shares, emphasizing that they aim to improve living conditions and safety.
DUP Alderman James Lawlor suggested rejecting the application, arguing that there was not enough outdoor space.