Application for three-bedroom HMO sparks debate in Horwich

Planning application details for 171 Victoria Road were published by Bolton Council on March 17, following a submission on March 11.

The proposal seeks a change of use from a house to a three-bedroom HMO.

However, the application has angered some neighbours, with more than a dozen people gathering on the street on Monday (April 6) holding signs saying: “Say no to HMO.”

Colin Adamson, 52, who lives next door, raised concerns about “antisocial working hours”, limited parking, and a HMO property not being a “suitable match or good fit for the terrace property”.

The applicant behind the proposal is COGA Properties Ltd, a private limited company incorporated in July 2025.

Following an initial Bolton News article about the proposals, the company shed more light on the plans and said it wanted to “provide some clarity and reassurance to the community”.

In a statement, it said the home would be used as supported living for adults with “a range of needs”, offering a “safe, well-managed home” for the individuals.

A spokesperson for COGA Properties told The Bolton News: “We have come across the article regarding 171 Victoria Road and felt it was important to provide some clarity and reassurance to the community.

“The property has been purchased by COGA Properties, an affiliate of StellarPlus Care Services Limited.

“StellarPlus is a CQC-registered supported living provider delivering person-centred support to adults with a range of needs, including mental health, learning disabilities, autism, and other complex needs.

“The intention for 171 Victoria Road is not to operate as a traditional HMO, but to provide a safe, well-managed home for a small number of individuals (up to three, aligned with the size of the property).

“These individuals are supported to live independently with appropriate care in place and are typically referred through local or neighbouring authorities.

“All individuals are assessed, supported, and monitored under regulated care standards and are not unmanaged or unsupported tenants.”

Horwich residents gathered in protest on Victoria Road (Image: Supplied)

Following the protest on Monday, Colin and other neighbours raised concerns that the property may have undergone conversion work before planning permission was granted.

They said this work could fall under the Article 4 Direction currently in force across Bolton.

Bolton Council introduced the borough-wide directive requiring planning permission for all new small HMOs (for three to six occupants), removing previous permitted development rights.

This means applications must be submitted to convert family homes into HMOs.

COGA Properties continued: “Regarding planning permission, we acknowledge this should have been addressed earlier.

“Our initial understanding was based on occupancy thresholds; however, once it became clear that a change of use application was required, steps were taken to submit this.

“There was no intention to bypass or disregard planning processes.

“We would also like to address some of the concerns raised about ‘the type of people’ who may live at the property.

“The individuals supported are members of the community who require structured support to live independently.

“They are supported by trained professionals, risk-assessed, and operate within a regulated framework designed to promote stability, safety, and well-being, rather than disruption.

“This project has been undertaken with the aim of supporting vulnerable adults in a responsible, structured, and compliant manner, while contributing positively to the local community.

“That said, we fully recognise the importance of community sentiment.

“If residents feel strongly opposed to the proposed use, we are open to reconsidering the approach and, if necessary, withdrawing the application and limiting occupancy to two individuals, which would not require a change of use.

“Finally, if this situation has caused any concern or upset, we sincerely apologise.

“That was never the intention.

“The aim has always been to help address a genuine need within Bolton and the surrounding boroughs by supporting adults to live independently with dignity and care.”

The neighbour consultation period for the application expires on Wednesday, April 8.