Question Reference Number 864676
I see that plans are afoot to demolish 2 retail premises on Manchester Rd Leigh and replace them with YET ANOTHER, HMO. Is Wigan Borough launching a bid to become the HMO capital of Greater Manchester?
Looking at planning applications it seems every empty premises in Leigh is being turned into one of these squats. Whilst I appreciate there is an urgent need for housing in the Borough this is hardly the type of housing to encourage the huge investment this Borough needs.
In particular the development of this type of accommodation in Leigh is now running out of control. Very soon, Leigh will be nothing but one big doss house. We have already seen the anti social problems this kind of development creates on Railway Rd and around Bond St/Church St and the Cenotaph. I understand there are plans to convert the former college on Railway Rd into a 19 bed HMO.
What person with one shred of common decency or self respect would want to live in such a place? I think we all know the answer to that. And before you all start jumping up and down and howling let me ask you - would anyone of you live in a HMO or next door to one? I am not a hypocrite so I have no qualms in admitting 'not in a million years!', is my answer to both those questions. If you are honest your answers - every one of you - would be exactly the same.
Leigh is now a dumping ground for every council in Greater Manchester to deposit their 'problem cases' in this cheap sub standard housing. Aside from student accommodation, this is nothing more than greedy uncaring landlords maximising profits without a care about the impact of their actions on the community.
We already have cameras all over Leigh - no doubt those of us who actually do contribute to Wigan's coffers will be paying for even more of them to keep check on the inhabitants of all these HMOs - not to mention their 'visitors', because there certainly aren't enough police to do the job.
In your socialist dreamland you seem to believe that regularly being the 'cheapest most affordable Borough in Greater Manchester' is a good thing. Im sure it us for you. All this 'poverty and deprivation' talk associated with Wigan bodes very well for you.
I note from the last census we're not exactly setting the world alight with, I think, the smallest population growth in Greater Manchester - and no doubt most of that was dumped on us by other councils ' getting rid'. So the fact that we're 'affordable' isn't making us attractive - maybe, just maybe that (the fact we are seen as cheap and nasty) or the way Wigan Council seems to thrive on 'poverty and deprivation' and ' anti social activity' by allowing the housing of those who create this to run amok is the reason we are unattractive.
If this Borough (apart from Wigan Town centre of course) ever attracted any decent investment and actually became an attractive, aspirational, thriving, and prosperous area attracting a bright, intelligent influx of people you lot would all be out on your ears. You clearly suit your own purposes extremely well - whilst treating those you are elected to serve with nothing short of contempt.
Response from Councillor Paul Prescott, Portfolio Holder for Planning, Environmental Services and Transport
Thank you for your enquiry, which from the information provided I understand relates to planning application number ‘A/22/93338/FULL’ for the erection of two storey detached building comprising 2 ground floor retail units, with 1 no. 5 bedroom house of multiple occupation (HMO) at first floor, following demolition of existing single storey units at 368 - 368A Manchester Road, Leigh, and also the number of HMO’s within the Borough and Leigh particularly.
View full details of the ‘A/22/93338/FULL’ planning application.
This application was heard before the Council’s Planning Committee on Tuesday, 17th January 2023, and the Committee’s decision was to refuse the application for the following reason:
‘The vehicular access arrangement to the rear of the site is of an inadequate nature to serve the scale of development proposed due to its form and existing use as an alleyway. There is also an insufficient level of on-site vehicle parking to accommodate the scale of the development proposed, which will result in increased vehicle parking demand in the wider locality. The inappropriate access and on-site vehicle parking arrangements to serve the development will therefore result in detrimental impacts on the efficiency and safety of the local highway network and its users. As such, the proposal is contrary to Policy CP7 of the Wigan Local Plan Core Strategy and saved Policy A1S of the Wigan Replacement Unitary Development Plan.’
This decision was issued by the Local Planning Authority on the 19th January 2023, view the minutes of the Planning Committee.
In terms of your comments on HMOs, such accommodation forms part of the borough’s housing supply and contributes to housing choice. They provide low-cost and flexible housing for people whose housing options may be limited. They can be home to people on low-incomes, young professionals, students and those on short-term work contracts. HMOs can be purpose-built, but most in borough have been created through the conversion of existing properties that were in residential or other uses. The majority of HMOs in borough are well managed and provide decent homes, but it is accepted that poorly managed or badly designed or located properties have the potential to lead to issues for both occupants and neighbours.
In this respect, the Council adopted a Supplementary Planning Document (SPD) ‘Houses in Multiple Occupation’ in March 2022 to better manage the provision of HMOs throughout the borough, improve the standards of the accommodation that is provided and reduce detrimental impacts on neighbours. It assists in the interpretation of policies within the Council’s development plan and sets out guidance and good practice for planning applicants to enable the delivery of better planning outcomes. The SPD is not able to address issues in relation to existing HMOs, but it is an important material consideration in the determination of planning applications for new and expanded HMOs and is applicable throughout the borough. It applies to planning applications for:
- HMOs created through conversions
- Purpose-built HMOs
- The expansion of existing HMOs.
In order to help ensure mixed and balanced communities and to ensure that new HMO development does not have an unacceptable adverse impact on amenity and quality of life, the SPD sets out restrictions to limit the concentration of HMOs in small areas and to manage the siting of HMOs relative to other HMOs. This will contribute to retaining local character, help to ensure a mix of house types and tenures, and reduce potential residential amenity issues. To achieve this the Council will apply three measures:
- A concentration threshold
- Restricting the sandwiching of properties
- Restricting three adjacent HMOs.
View the SPD.
The application of the SPD applies to the assessment of planning applications. The change of use from a house (which is in planning use class C3) to a large HMO of more than 6 people requires planning permission. However, the change of use from a house to a small HMO of between 3 and 6 people (planning use class C4) is classed as permitted development and does not require planning permission, unless permitted development rights have been removed through the introduction of an Article 4 Direction. The greatest concentrations of HMOs in the borough are in Swinley and central Leigh. Based upon evidence about the impact of HMOs in these areas, the Council introduced an Article 4 Direction in January 2020 that removed permitted development rights for changes of use from a single house to a small HMO in both of these locations. This means that all HMOs in Swinley and central Leigh now need planning permission, regardless of size. View full details of the Article 4 Directions, including maps of the areas they apply. Changes of use from dwellings to smaller HMOs outside of these two areas remain as permitted development and planning permission is not needed. In addition all HMOs of five or more people are subject to mandatory licensing. This applies regardless of whether they are in areas subject to an Article 4 Direction.
The Council cannot comment on the other issues that you refer to in your enquiry, but hopes that you will understand that through the above actions it is clear that the Council takes the matter of HMOs seriously, as well as the potential impact of such developments on neighbours and the wider communities. Through its development plan, the Council aims to deliver sustainable growth and regeneration to addresses the social, environmental and economic challenges the borough faces, aiming to ensure that the right development is in the right place to help make the borough a location of choice to live, work and visit.
Question Reference Number 864677
I am an active member of the rethink GM CAZ on the Facebook platform. My question is, how did Wigan get involved in the CAZ scheme when there is no evidence of poor air quality in the borough? Why were residents not made aware that the scheme was due to be launched in Wigan?
Response from Councillor Paul Prescott, Portfolio Holder for Planning, Environmental Services and Transport
Thank you for your recent Ask the Cabinet query in relation to the Clean Air Zones (CAZs). Two detailed responses in relation to the CAZs have already been posted to the Ask the Cabinet page which outline the information in relation to your query, and can be found on our Questions and Answers - 2021 webpage - Question Reference Numbers 864665 and 864666).
The responses to both of the queries include information and links to relevant documents pertaining to your query, and I would refer you to the information provided there.
Question Reference Number 864678
I would like to ask a question relating to waste collections at home. I am 11 years old and I am working on a project for school about sustainability. I am mainly looking at soft plastics, so crisp wrappers, chocolate bar wrappers and similar type plastics. Do Wigan council have any future plans to include soft plastics in home collection? I did some research and know that I can collect soft plastics at home and take them to my local collection point. We have started to do this in my house but I think that more people would recycle soft plastics if it was collected at home.
Response from Councillor Paul Prescott, Portfolio Holder for Planning, Environmental Services and Transport
Thank you for your question on whether the Council has plans to collect soft plastics from residents homes - the answer is, that we do have plans to do this. The Government has informed all Council’s in England that this must be done before 2027. Further changes to how we collect recyclable from homes are planned and we are presently awaiting further guidance so that we can start planning for these potential changes and the inclusion of soft plastics. In the meantime it’s great to hear that you are already recycling your soft plastics.
Question Reference Number 864679
Since the new Lessee took over the Three sisters racetrack in approximately 2018, the noise levels and frequency have increased exponentially. Also the arrive and drive culture of the track is affecting behaviour on local roads. Has the the Council considered an impact assessment on residents and in the age of climate change and elevated pollution, does a racetrack fit in to Wigan's Green agenda?
Response from Councillor Paul Prescott, Portfolio Holder for Planning, Environmental Services and Transport
Thankyou for your recent enquiry to the webpage.
The Lease: I can confirm that the Council are the landlord for the circuit and there is a lease in place with the owners of the racetrack. I have passed your concerns on to the relevant department and asked them to consider your comments regarding noise and the green agenda when the lease is reviewed.
Noise: The Council have a duty to investigate and take action where a statutory nuisance is identified. Officers from Environmental Health served a statutory noise nuisance notice on the racetrack in 2020 which requires the track to take action to reduce noise from drifting activities.
Motorsport is by its nature, noisy, however the track needs to implement the best practicable means to reduce/ manage disturbance from the site. The track has taken appropriate action and are implementing a noise management plan. They have reduced the number of certain events and will not hold these events during the Summer months.
Council officers monitor adherence by the racetrack to the noise management plan by collating any complaints made by residents affected by the noise in their homes. They also carry out unannounced site visits on event days to assess the impact of the noise on those residents.Officers have noted an improvement since 2020.
Representatives from the track are meeting with the Council on a quarterly basis to discuss any noise issues and where necessary make amendments to the noise management plan. The noise management plan is published on the Three Sisters website and includes a helpline number for complainants to ring if they are being disturbed so they can contact the track directly.
Air Quality: For the purposes of Local Air Quality Management, the Environmental Protection Team would not measure pollution levels at the race circuit as it doesn’t meet the location requirements with which we need to comply when measuring pollution, specifically it does not meet the definition of ‘relevant exposure’. Relevant exposure sites for monitoring are at the roadside/kerbside on main traffic routes where there are residential houses and/or business premises
In 2022, the last year for which we have available data, we measured NO2 pollution levels at several locations in Ashton and Bryn. None of these locations recorded a level in excess of the legal limit of 40µg/m3 of NO2.
Climate: Wigan Council declared a Climate Emergency in 2019, and alongside this, committed to achieving Net Zero Carbon by 2038 or sooner. One of the largest emitting sectors within the borough and nationally, is the transport sector. Through various borough-wide initiatives, Wigan Council is focusing on a transition to active and more sustainable transport including walking and cycling, as well as the usage of public transport with private vehicles being the last resort. Wigan Council is also engaging with businesses and other organisations to support them to utilise more sustainable forms of transport. This remains an important and ongoing piece of engagement.
Behaviour on local roads: Greater Manchester Police (GMP) are responsible for enforcing dangerous driving, and careless or inconsiderate driving. If you are aware of any such activity in your area, then please report it to the Police, there is more information on their website at Vehicle nuisance involving cars, bikes and mopeds Greater Manchester Police (external link). I will pass your concerns onto GMP regarding the use of the local roads by users or visitors to the track.
Question Reference Number 864680
What is happening with hotels in Wigan? 2 being used for asylum seekers, 1 being used for homeless and 1 people with addictions. Who is the new hotel and apartments planned for in the centre of Wigan? Are they going to be handed over to Serco?
Response from Councillor David Molyneux MBE, Executive Leader and Portfolio Holder for Economic Development and Regeneration.
Thank you for your recent submission to the Ask the Cabinet page.
The Council has recently provided information on its website relating to, in part, the matters outlined within your query. I have outlined links to this information below:
In regard to your query on a hotel temporarily accommodating the homeless - The Oak Hotel in Wigan has been used since March 2020 to provide temporary accommodation and support for Wigan residents that have found themselves in a homeless situation. Riverside Housing manage the service, and there are a range of partner agencies on site that provide bespoke support to individuals which includes assistance with housing, health, welfare and employment skills.
The project to redevelop the Galleries site includes a new hotel and around 400 apartments, as part of a mixed use development. The hotel will be run by a private operator, and will provide modern accommodation for visitors and business travellers in the heart of the town centre. The apartments will be made available through a range of tenures, and the Council’s aim is to see a sustainable residential community established in the development.
Question Reference Number 864681
How do I discover if empty properties are being acquired by Serco to be used as Houses of Multiple Occupation? Do these properties need planning permission and/or are Wigan Council involved in any way? In the area where I live (Hindley) there are several vacated houses that I was told were being acquired by Serco to be redeveloped into HMO’s. This worrying rumour is causing anxiety amongst local residents and needs to be addressed.
Response from Councillor Paul Prescott, Portfolio Holder for Planning, Environmental Services and Transport
Thank you for your query in relation to Houses of Multiple Occupancy (HMOs).
The Council is required to publish a list of all licensed HMOs in the Borough; this is available on our website at this address: Wigan HMO Licence Register
HMOs accommodating 6 or fewer residents do not require planning permission, unless they are in an area subject to an Article 4 Direction. There are two Article 4 Direction areas in Wigan Borough; details are on our website at this address:
Article 4 Direction - Changes to Houses in Multiple Occupation.
Details of all planning applications that are submitted are available on our website at this address: Search Planning Applications.
Question Reference Number 864682
I attended the meeting at the Turnpike Centre on 7 November to discuss the Local Plan for Leigh to 2040. One main topic discussed was the ridiculous amount of housing development in Leigh and the fact that most of this in no way meets the desperate 'affordable housing' need. We were all surprised to hear that this need can be met simply by the developer selling 25% of properties to a landlord who agrees to rent them out at 80% of market rate. My first question then is: how does this meet any 'affordable housing' need when most people actually want to BUY not rent an ' affordable house'?
The second point of much discussion was that very often large housing developments are approved WITHOUT any provision for affordable housing as they are considered 'not viable'!!!
Well, Wigan council can I suggest an easy answer to any developer who claims that including affordable housing is 'not viable'. It is this: WELL THANK YOU BUT NO THANK YOU . NOW OFF YOU POP'!!! BUILD SOMEWHERE ELSE!!!
Can I also make a suggestion in the interests of democracy please? That you LISTEN to our (Leigh) elected representatives and to local people when considering large scale development applications for our town. Otherwise there is a danger that the people of Leigh will believe the planning process in Wigan to be no more than a complete dictatorial farce. To illustrate this I would refer to the plans approved today to build 34 houses on land behind Alderley Lane in Leigh. This despite the fact that the land, and surrounding area is regularly extensively flooded, despite the fact that Warrington Road, Greyhound Island and the East Lancs Road are nothing more than a car park at commuter time, despite objections from LOCAL councillors and LOCAL people, despite the total lack of investment by Wigan in amenities in Leigh, despite the fact we remain unconnected to the rail network and DESPITE THE FACT THAT THERE IS NO PROVISION FOR AFFORDABLE HOUSING in the application ( although we are getting a few swings for a couple of parks, I understand).
How was this application ever approved? How are we ever to have any faith in the planning system in Wigan Borough? What is the point of our voting at local elections when Wigan Council ride rough shod over the representations of our elected Councillors in these important decisions that impact us now and for generations to come?
Response from Councillor Paul Prescott, Portfolio Holder for Planning, Environmental Services and Transport
In terms of housebuilding, national planning policy requires all Council’s to ensure that there is a sufficient supply of housing land to meet needs. Over the past 10 years around a fifth (19%) of homes developed in the borough have been in Leigh. Similarly, over the next 10 years it is estimated that around a fifth of housing completions in the borough will be in Leigh. Local planning policy directs development to Wigan, Leigh and other towns in the east-west core of the borough in order to achieve transformational regeneration and to create attractive places for people to live and for businesses to locate and thrive. Leigh is the main town serving the east of the borough, with a range of services and facilities.
In your question, you query the true affordability of affordable housing and the lack of provision as part of new build developments. Affordable housing is defined by national planning policy. It is housing for sale or for rent, for those whose needs are not met by the market. It includes affordable housing for rent, starter homes, discounted market sales housing and other affordable routes to homes ownership, such as shared ownership. The type and tenure required is decided on a case-by-case basis, reflecting evidence in the Local Housing Needs Assessment and the existing provision of housing in the local area. National planning policy requires local planning authorities to take viability into account when considering housing sites. In Wigan Borough, the provision of 25% affordable housing is sought on all sites consisting of 10 dwellings or more, where this is viable, and in many locations this level of affordable housing is delivered. In addition, the Council has its own direct delivery scheme to boost affordable housing delivery.
You also state that planning applications should be refused when the provision of 25% affordable housing is deemed to be unviable. In such circumstances, and in accordance with national planning policy, developers are required to submit robust viability assessments to support their claims. The Council commissions the District Valuer to independently assess such viability assessments, with the conclusions informing planning decisions.
In relation to the planning application for housing on land behind Alderley Lane in Leigh, matters of flood risk and the impact on the highway network were fully considered within the officer’s report presented to the Planning Committee in November 2023. In terms of affordable housing, the proposal went through a rigourous independent viability review which concluded that due to the level of abnormal, such as unforeseen ground conditions, archaeological works etc, affordable housing could not be provided whilst maintaining viability, but contributions could be provided for off-site public open space/play space and biodiversity net gain. The officer’s report can be viewed online at: Agenda for Planning Committee on Tuesday, 7th November, 2023. Whilst the planning application may have had objections from local Councillors and local people, it was democratically determined at Planning Committee which is made up of elected Councillors.
You claim that there has been a total lack of investment by Wigan Council in amenities in Leigh, and that Leigh remains unconnected to the rail network. In response, Wigan Council is committed to investing in the borough as a whole, and invests as much in amenities in Leigh as it does elsewhere. The Council does not control the rail network, but as set out in the Transport section of the ‘Options and Preferences’ consultation document, is committed to achieving maximum benefit from the guided busway as part of the franchised bus network, and developing a business case to bring Metrolink to Leigh.