Plans for ‘uncomfortably cramped’ flats for homeless people with ‘no room for a wardrobe or chest of drawers’ should be rejected, council officers have argued.
Councillors in Tameside are due to vote on an application to convert Enville House in Ashton-under-Lyne from ten bedsits into 12 one-bedroom studio flats.
The Victorian building would be used for social housing for people registered homeless or rough sleepers, which would be run by Ashton Pioneer Homes with the support of Stepping Stones Projects, according to the planning documents.
Each of the proposed self-contained flats would have a joint bedroom and kitchenette area with an en-suite bathroom.
However officers are recommending that the proposals for the building, on the junction of Richmond Street and Dale Street, should be rejected as the size of the flats falls below minimum space standards by a ‘significant amount’ and there would ‘little-to-no space’ for ‘normal’ activities.
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But the applicant has confirmed to the authority that any fewer than 12 flats would make the project unviable, and the chief executive officer at Ashton Pioneer Homes says that most homeless people ‘prefer to live in a smaller space’.
In their report, Tameside planning officials state: “The significantly substandard floor areas for each flat would result in an uncomfortably cramped and enclosed living environment for its future occupiers.
“The proposed individual self-contained units, comprising a bedroom/kitchenette and bathroom only, leave little-to-no space for other ‘normal’ residential amenities such as a living room, desk space or seating/dining area at a minimum.
“All but one of the proposed flats also do not provide for built in storage, or sufficient space for a chest of drawers or wardrobe.
“Additionally, the kitchenettes demonstrated on the floor plans comprise solely of a two unit workspace occupied by both a hob and sink area, leaving no space for food preparation or even an under counter fridge/freezer.
“Although the applicant is not required to demonstrate this level of detail on the plans, it is not clear how such basic amenities detailed above could be accommodated satisfactorily within the provided space.”
They conclude that although the specific type of housing for homeless people is sorely needed in the borough, ‘the shortfall in floor space to be provided for each of the proposed self-contained units is so substandard that it would render the internal space arrangements unacceptable which would generate a harmful and overbearing living environment’.
Responding to the official recommendation, Peter Marland, CEO, Ashton Pioneer Homes said they were, together with Stepping Stone Projects, proposing to invest £600,000 into the project to provide ‘much needed accommodation and floating support for homeless people from the local area’ with 24/7 management and support.
“The property is already causing considerable blight. The longer the property stands empty the situation will only get worse” he added.
“Committee should be aware that most housing, both affordable and open market sales do not meet NDSS (space standards).”
He said that Ashton Pioneer Homes had been advised that space standards could only be applied where there was a local plan policy based on evidenced local need, and where the viability of the development was not compromised.
“The Enville scheme is short term, clients are given support plans, focused on housing related support activities, in order to assist them to move on to manage an assured tenancy in the future,” Mr Marland stated.
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“The clients are expected to stay for a minimum of three months to complete a support plan successfully, and typically move on after around six to 12 months to their own tenancy.
“It is invariably the case that persons coming from homeless, thrive better in bedsit accommodation. Indeed, if they are given a one-bedroom property, then the bedroom is not used for social and psychological reasons.
“They simply don’t have any possessions and much prefer to live in a smaller space whilst they gain their confidence and independence.”
He added there was a high risk of ‘cuckooing’ of vulnerable residents if the properties were big enough to fit additional people.
Mr Marland said: “Ashton Pioneer Homes and Stepping Stone Projects have an excellent track record of making identical schemes work supporting people into long terms tenancies after coming from a homeless background.
“Stepping Stone Projects are funding the project with approximately £500,000 of cash investment and if the scheme falls below 12 units, it simply does not stack up for them financially.”
Councillors will vote on the application at a meeting on Wednesday, June 28.
