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A developer has argued that “successful Bradford HMOs rarely feature lounges.”
The claim was made in an appeal that aims to overturn a Bradford Council decision to block plans for a 10-bed HMO to become a 12-bed HMO.
Planning history
In July, Bradford Council refused planning permission to add an extra two bedrooms to 11-13 Cutler Heights Lane – a property near the junction with Sticker Lane.
Plans to convert the property from a house to a 10-bed HMO were approved by the council in late 2025.
Earlier this year, a Miss Shah applied for permission to amend the layout of the rooms in the property to create a 12-bed HMO.
The changes would see an existing kitchen/diner become a bedroom, with an existing living room becoming a kitchen/diner.
Another existing bedroom would be divided to become two smaller bedrooms.
On the first floor, two of the existing bedrooms would be reduced to create a small kitchen.
Why was it refused?
Refusing the application, planning officers said: “In adding two bedrooms to the HMO, the proposal would result in the loss of a generous living room.
“The reduction of communal space is a particular concern, with the loss of a large communal living room only partly compensated for by the addition of a small kitchen.
“No other separate living room is shown on the proposed plans.
“The loss of a living room would noticeably reduce the opportunities for the HMO residents to socialise together should they wish to do so, and thus the proposal is considered to have a significantly detrimental impact on residential amenity.”
But now the applicant has appealed this decision, meaning a Government appointed planning inspector will have final say on whether the changes can go ahead.
What does the appeal say?
The appeal criticised Bradford Council’s decision to refuse the plans, saying officers put un-due weight on the need for future residents to have space to socialise.
The appeal says: “The appellant strongly disagrees with the City of Bradford Metropolitan District Council's decision to refuse planning permission.
It says: “An HMO of this size and layout does not require a separate lounge area” and adds: “successful Bradford HMOs rarely feature them.”
The appeal claims the council has “failed to recognize that the installation of four independent kitchen facilities dramatically upgrades, rather than degrades.”
A planning inspector is expected to decide on the appeal in the coming weeks.