A controversial plan to convert a property above Viney’s Opticians in Smethwick High Street into an 11-bed house of multiple occupation (HMO) has been approved by a government planning inspector, overriding a previous rejection by Sandwell Council. The decision has drawn sharp criticism from local councillors and residents who had branded the proposal a 'battery farm' and warned it would exacerbate existing problems with vermin, fly-tipping, and overflowing bins in the area.
Council Rejection and Appeal
Sandwell Council’s planning committee unanimously rejected the application last year, citing concerns that the HMO would contribute to the deterioration of the high street into slum-like conditions. Councillors highlighted issues such as blocked drains, rats, and litter from nearby takeaways. However, the applicant appealed, and a government inspector ruled that the HMO would provide 'suitable living conditions' despite lacking a communal living area. The inspector noted that two shared kitchens would serve as the main living space, and while the space fell below minimum standards, the bedrooms were slightly above the required ten square metres.
Residents' and Councillors' Concerns
Neighbours in Victoria Avenue, a small row of houses behind the shops, expressed fears that the HMO would make existing problems '100 times worse'. Local councillor Ragih Muflihi pointed to 'massive issues with rodents' caused by littering and overflowing bins. Councillor Bob Piper, who represented the nearby Abbey ward at the time, said he was 'appalled and shocked' that the council had initially recommended approval. 'We wouldn’t put battery hens in places like this,' he stated during the November planning meeting. 'There’s no common space, there’s nothing. The space available for storing waste is little bigger than a cupboard… it is appalling. We’re turning our high streets into slums.'
Inspector's Justification
The inspector’s report stated that the council had refused the HMO due to inadequate bin storage but failed to provide evidence of relevant planning policies during the appeal. The original plans for a 20-bed HMO were scaled down, but the approved 11-bed version still faces opposition. This decision follows a pattern of government inspectors overruling Sandwell Council on HMO applications, which critics say is contributing to the decline of local high streets.
