Cathays Church Hall Wins HMO Approval Amid Objections, Cardiff 2026

Key Points

• Cardiff Council has granted permission to convert the church hall of the Welsh Evangelical Church at 110 Harriet Street in Cathays into two separate six-bedroom houses of multiple occupation (HMOs).
• Plans include a two-storey side extension and a detached coffee shop kiosk.
• Each HMO will feature shared kitchen and living facilities.
• Local councillors Norma Mackie, Sarah Merry, and Chris Weaver submitted a letter of objection to Cardiff Council.
• Objections cite exacerbation of adverse impacts on area amenities due to higher numbers of transient residents.
• Concerns raised include reduced community cohesion, undermining of sustainable mixed-use community objectives, and detriment to the existing community’s composition, character, functionality, and sense of place.

Cardiff (Cardiff Daily) April 28, 2026 – Cardiff Council has approved plans to transform the church hall of the Welsh Evangelical Church at 110 Harriet Street in Cathays into two six-bedroom houses of multiple occupation (HMOs), despite objections from local councillors who warn of negative effects on the neighbourhood.

The decision follows a planning application that also proposes a two-storey side extension and a detached coffee shop kiosk adjacent to the site. Each of the two HMOs will include shared kitchen and living facilities for its six bedrooms.

What Are the Specific Objections from Local Councillors?

Local councillors Norma Mackie, Sarah Merry, and Chris Weaver wrote a letter to Cardiff Council opposing the plans. As reported in WalesOnline, their letter states:

“The use of the property as a six-bedroom HMO will further exacerbate the unacceptable cumulative adverse impacts on the amenities of the area by virtue of a higher number of transient residents leading towards less community cohesion and undermining the objectives of securing a sustainable mixed use community.”

The letter continues:

“The use of the property as a 6-bedroom HMO will result in an increase in the number of HMOs within the vicinity to the detriment of the existing community affecting its composition, cohesion, character, functionality and its sense of place.”

Councillors also expressed concerns about potential anti-social behaviour linked to HMOs, as noted in coverage by WalesOnline.

Why Is Cardiff Council Approving More HMOs in Cathays?

Cathays, a densely populated student area in Cardiff, already hosts a significant concentration of HMOs due to its proximity to universities. The approval comes amid broader discussions on housing needs in the city, where demand for affordable rental accommodation remains high.

No direct statements from Cardiff Council planning officers on this specific decision were detailed in initial reports, but the permission indicates that the application met local planning criteria despite the objections.

What Changes Are Proposed in the Development Plans?

The plans encompass converting the existing church hall into two separate six-bedroom HMOs. A two-storey side extension will provide additional space, while a detached coffee shop kiosk is included, potentially aimed at serving the local community or HMO residents.

Each HMO will have communal kitchen and living areas, standard for such properties, accommodating up to 12 residents in total across both units.

Who Supports or Opposes the HMO Conversion?

Opposition is led by Councillors Norma Mackie, Sarah Merry, and Chris Weaver, whose letter highlights risks to community stability. No statements from supporters, such as the church or applicants, were quoted in available coverage from WalesOnline dated 25 April 2026.

The Welsh Evangelical Church, as the property owner, is presumably behind the application, though no specific comments from church representatives were attributed.

How Do HMOs Affect Local Amenities in Areas Like Cathays?

Councillors’ objections reference “unacceptable cumulative adverse impacts on the amenities of the area,” pointing to increased transient residents as a key factor.

In general planning contexts, such as those outlined in Welsh government guidance on HMOs, intensive use of shared facilities can impact not just HMO residents but the wider neighbourhood, particularly in high concentrations.

What Is the Role of Transient Residents in Community Concerns?

The councillors’ letter specifically notes “a higher number of transient residents leading towards less community cohesion.”

Reports on transient populations, such as those from Local Trust, describe perceptions of issues like increased litter, anti-social behaviour, and pressures on parking and services when transient groups integrate into settled communities.

Why Might HMOs Undermine Mixed-Use Communities?

The objection letter states the plans “undermining the objectives of securing a sustainable mixed use community.”

Planning inspectorate documents echo this, noting that HMO occupiers can be transient, eroding cohesion in areas of single-family dwellings.

How Could This Impact the Character of Cathays?

Councillors warn of detriment to “the existing community’s composition, cohesion, character, functionality and its sense of place.”

Studies on neighbourhood deterioration link physical and social changes, including high turnover, to reduced trust and isolation, though these are broader models not specific to this site.

What Is the Broader Context of HMOs in Cardiff?

Cardiff Council manages HMO licensing and planning under national guidelines. Cathays is known for its high HMO density, contributing to housing supply for students and young professionals.

The addition of two HMOs here aligns with efforts to meet rental demand, balanced against local planning policies on concentrations.

Background of the Development

The Welsh Evangelical Church hall at 110 Harriet Street has served as a community and religious space prior to this application. Cathays, a vibrant inner-city suburb, features a mix of student housing, family homes, and commercial properties, with HMOs forming a substantial part of its rental market due to Cardiff University’s presence.

Planning permissions for HMOs in Cardiff require consideration of factors like amenity impacts, parking, and community balance, as per council policies. This approval follows standard processes, where objections are reviewed but not always overriding if criteria are met. The inclusion of a coffee shop kiosk suggests an intent to add a community-oriented element, potentially offsetting some residential intensification.

No prior coverage indicated previous uses or failed applications for the site, with this decision reported on 25 April 2026 by WalesOnline.

Prediction: How This Development Can Affect Local Residents

This development can affect local residents in Cathays by increasing the number of transient tenants, potentially leading to higher footfall and use of shared local amenities. Residents may experience changes in neighbourhood dynamics, such as varied patterns of activity from up to 12 additional occupants.

The addition of HMOs could contribute to existing concentrations, influencing community interactions and place sense, as raised by objectors. The coffee shop kiosk might provide a new local facility, offering convenience for daily needs.