Planners give their verdict on bid to convert former Oswestry hotel into a HMO

Shropshire Council has been considering an application from Jassy Sindhu of Your Property Ventures for the former Smithfield Hotel on Salop Road in Oswestry - a site which has been closed since 2015.

The proposal requests permission to convert the building into a large House of Multiple Occupation (HMO), containing 22 single bedrooms.

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If the scheme goes ahead the smallest private accommodation would be 7.7sqm, excluding the floor area of the en-suite bathroom. The largest would be 21.2sqm. 

Two communal kitchen areas would be provided, the largest would be around 22 sqm and would adjoin a communal living area that has a floor area of around 21 sqm.

A second kitchen would be provided on the first floor that has a floor area of approximately 8.5 sqm. 

Plans were previously approved to convert the building into seven apartments, but the project was never completed.

The application is set to be decided by Shropshire Council's Northern Planning Committee on Tuesday, September 16.

It is recommended for approval, subject to conditions.

Oswestry Town Council has previously objected to the plan, saying there are potentially better solutions for the building's future use.

A Shropshire Council report prepared for next week's committee summarises a number of the town council's issues, including saying: "The proposal would result in a large HMO, it is out of keeping for the location, of high density and would represent excessive development."

It adds: "The proposal has little regard for the residents, it has been designed to provide the maximum number of bedrooms. It meets minimums standards but these do not promote good living conditions."

The application has also attracted 24 public objections, along with a petition containing 724 names.

The council report says some residents have called for the building to remain as a hotel or bar.

It states: "Several representations have indicated a preference for the hotel/bar to remain.

"Although the building remains largely unchanged from its former use as a hotel/bar, planning permission has previously been granted and implemented for its conversion into apartments.

"During the determination of the application for apartments, the impact of losing the hotel within the town centre was considered 

"At that time, it was concluded that continuing the hotel/bar use was not viable due to the existence of larger, more modern hotels on the outskirts of town.

"Current trading conditions are at least as challenging, and there is no evidence to suggest a different conclusion would be reached today."

It adds: "The existing building has sat empty for in excess of 10 years. At the time of the previous application the hotel had been on the market without interest which resulted in the then owners seeking planning permission for its change to seven apartments.

"Despite gaining permission the apartments were never created and the building has remained un-used, this in turn has led to some degradation of the building to the visual detriment of this part of the town. 

"The provision of a larger HMO in this currently unused building, in a sustainable location, will provide lower cost housing accommodation. It is considered that a well managed and maintained HMO can provide valuable affordable accommodation to some who have no other option but to rent and share accommodation."

No extensions are proposed as part of the plans, with the only alterations being the removal of an external staircase and a small number of internal changes such as new internal partitioning.

Concluding that the application should be approved, the council report states: "The proposed development involves refurbishing the existing building to create low-cost residential accommodation intended to help meet the county’s housing needs.

"The proposal aligns with government policies aimed at increasing the supply of homes, and the site is located within a market town identified as suitable for new housing development."

It adds: "The proposed development would bring the building back into an active use having sat unoccupied for a significant number of years; helping to secure its future. The building is a non-designated heritage asset located in the conservation area where if the building remained unused for a sustained period it is likely to lead to its continued deterioration. 

"In relation to the living conditions of future occupiers the proposed development would result in adequate living conditions for future occupiers with adequate space provided for refuse bin and cycle storage."