Noise from neighbouring businesses which might impact on new residents has led planners to reject plans to turn Halifax mill office space into a HMO.

An application had been made to Calderdale Council seeking permission to change the use of first floor offices at Ryburn Mills on Hanson Lane, into a 10-room house of multiple occupation (HMO).

Planning officers were also concerned about the loss of designated employment land.

Considering the planning balance, they acknowledged the contribution the new homes would make, adding to Calderdale’s supply, and this is needed.

placeholder image — Ryburn Mills at Hanson Lane, Halifax.

But officers were most concerned about the potential loss of land within a designated primary employment area – and exemption criteria for this has not been met by the applicant, they said.

There would be also potentially be harmful impact on people who would live in the HMO, as allowing the application would introduce a noise-sensitive residential use within, and next to, active employment premises.

“The proposal would result in unacceptable living conditions for future occupants and could prejudice the continued operation of neighbouring businesses.

“Even when applying significant weight to the benefits associated with ten additional dwellings, such benefits are demonstrably outweighed by the harms identified,” they said.

The application had received 23 letters or comments of representation from members of the public – 15 in support and eight objecting.

Supporters had argued the scheme was a good way to reuse the building by providing much‑needed housing, helping to prevent crime and deterioration, boosting local business and community vitality, and they believed it would not cause significant problems with privacy, noise, waste or parking.

Objectors argued the proposed HMO would worsen parking, noise, waste and anti-social behaviour, is unsuitable and unsafe as housing, risks depressing house prices and further depriving the area when other forms of regeneration or flats would be more appropriate.

In the end, the potential noise issues and employment use of the site were determining factors for planning officers, who refused the plans permission to go ahead.