Liverpool City Council has refused a retrospective planning application for a 35-bed house in multiple occupation (HMO) at St Joseph's House on Woolton Road, Childwall, citing poor living conditions for residents. The property, which has operated as shared accommodation for more than ten years, was deemed to provide inadequate standards of light, privacy, and communal space.
Background of the Application
Donna Properties submitted the retrospective application on April 1, seeking to change the use from student accommodation to a 35-bedroom HMO. According to the planning officer's report, the building is a part two-storey, part single-storey detached structure located in a primarily residential area. The original change of use was completed in September 2014, and the agent stated that when the building was purchased that year, some students resided there but mainly non-students.
The council asserted that the change of use was implemented without consent, though the property has held various HMO licenses over the years, with the last expiring in 2025. Historical applications and conditions revealed that by April 2015, the premises were being advertised for letting to both students and professionals, as seen on mapping images. An objector noted that the premises had been advertised as student accommodation.
Reasons for Refusal
The planning officer highlighted several deficiencies: poor light and outlook for bedrooms 5-17, 28-32, 35, and the ground floor kitchen/dining areas; poor privacy for bedrooms 7-12; lack of communal lounges or living areas; and an excessive number of people per kitchen. The report concluded that the existing and future living conditions were poor.
The My Liverpool 19 Facebook page, run by local Liberal Democrat councillors, posted: "Planning permission has been refused for St Josephs House at 270 Woolton Road to continue being used as a 35 bed HMO. The former 1960s chapel extension, near Bishop Eton Church, received approval to be used as student accommodation in 2012. However it has been used as a house of multiple occupation, without planning permission, for several years." They added that the council failed to check breaches of planning conditions, and enforcement action cannot be taken on building materials as more than four years have passed.
Council and Owner Responses
Liverpool City Council stated: "We are reliant on breaches of planning control being reported in order to carry out investigations. When a report is received, it is reviewed and action is taken where appropriate. In this instance, the planning enforcement team will review the case as the site currently in operation was refused permission."
Donna Properties representative Peter Crank confirmed the company intends to appeal the decision. He said the firm acquired the site in May 2024, found it in disrepair, and invested over £75,000 in refurbishment. He disputed claims of poor conditions, stating current tenants are happy, and emphasized that Donna Properties engaged through official channels, unlike other HMO operators.
