5 Baldwin Street Wigan WN1 3LZ

1. 1.Having regard to the established residential character of the general area, and the number of Houses in Multiple Occupation (HMOs) already present within the locality, the proposed four-person HMO would add to an existing concentration of such uses. This additional intensification would contribute towards unbalancing the local housing mix and eroding the area's established character, and would undermine the ability to maintain a mixed and balanced community. As a result, the development would cause unacceptable harm to local character and the amenity of nearby residents. The development is therefore contrary to Wigan Local Plan Core Strategy Policies CP6, CP10 and CP17, Places for Everyone Joint Development Plan Policies JP-P1 and JP-S1, and Saved Wigan Replacement Unitary Development Plan Policy A1S, the Council's Houses in Multiple Occupation Supplementary Planning Document, and the design and place-making principles of the National Planning Policy Framework.
2. 2.The proposed four-person House in Multiple Occupation (HMO) would introduce a materially more intensive residential use without any on-site vehicle parking in this location, which is situated in a tightly grained residential area where intensive residential uses are competing for limited on-street parking opportunities. The inevitable displacement of vehicles onto surrounding streets and the associated comings and goings would generate increased noise and disturbance, causing unacceptable harm to the amenity of neighbouring occupiers. Furthermore, the absence of sufficient convenient, dedicated parking provision would fail to ensure an appropriate standard of amenity for future residents. The proposal is therefore contrary to Wigan Local Plan Policies CP6, CP7, CP10 and CP17, saved Wigan Replacement Policy A1S, Places for Everyone Joint Development Plan Policies JP-P1 and JP-C8, the Councils Houses in Multiple Occupation Supplementary Planning Document and Car Parking Standards for New Development Policy Note, and the National Planning Policy Framework, which collectively require developments to provide suitable parking provision, avoid adverse amenity impacts, and ensure that intensification does not result in poor quality places or unacceptable effects on existing communities.
3. 3.The proposed use, by reason of its location and layout, fails to provide an acceptable level of amenity and reasonable living conditions for the future occupants of bedrooms 1 and 4. The proposed layout would result in occupants travelling through multiple communal spaces to access bathroom facilities, which would provide inadequate levels of privacy for residents. In addition, due to its location within the ground floor, future occupants of bedroom 1 would be subject to unacceptable levels of noise and disturbance from the adjoining communal spaces, creating poor living conditions. Furthermore, there would be an inadequate natural light provision serving bedroom 4, resulting in an adverse impact and substandard level of amenity for future occupants. As such the development is contrary to Wigan Local Plan Core Strategy policies CP10 and CP17, Policy JP-H3 of the Places for Everyone Joint Development Plan, the Council's Houses in Multiple Occupation Supplementary Planning Document and the housing and design objectives of the National Planning Policy Framework.

From the council's decision notice.

Postcode

WN1 3LZ

Date validated

28 January 2026

Architect profile

STUDIO CHARRETTE LIMITED