8-person HMO at Geng House, 11 North Street, Ashford

“Proposed change of use from office to create 8 no. bedroom/persons HMO and reinstatement of an infilled window to the rear elevation…”

“The application site comprises a two-storey building (with additional accommodation in the roof space) located on the west side of North Street and backing onto Park Street within Ashford town centre. The site also includes the hardstanding to the north and rear of the building. The building was previously used as offices but is now vacant.”

“The site lies within the Ashford Town Centre Conservation Area and the Upper Great Stour catchment. The building is Grade II Listed.”

“DM PA/2025/1004 Listed building consent for the reconfiguration of internal partition walls, infilling/creating internal doorways and reinstatement of an infilled window to the rear elevation Refuse…”

“DM PA/2026/0421 Listed building consent for the reconfiguration of internal partition walls, infilling/creating internal doorways and reinstatement of an infilled water to the rear elevation. Under Consideration…”

“Accordingly, the proposal is considered to accord broadly with the Development Plan when read as a whole, and there are no material considerations which indicate that planning permission should be withheld. It is therefore recommended that planning permission be granted, subject to the conditions set out below and subject to the completion of the necessary Habitats Regulations Assessment and securing any required mitigation.”

“(A) Subject to the applicant submitting information to enable an Appropriate Assessment under the Habitats Regulations to be adopted by the Head of Planning and Development which identifies suitable mitigation proposals such that, in their view, having consulted the and Natural England, the proposal would not have a significant adverse effect on the integrity of the Stodmarsh SAC, SPA and Ramsar Site; and with delegated authority to the Development Management Manager or the…”

“In this case, whilst it is acknowledged that there are a number of existing HMOs North Street and the wider town centre area, Policy HOU11 does not impose a blanket restriction based solely on numbers. Rather, the policy requires an effects-based assessment of whether the proposal, either by itself or cumulatively, would give rise to unacceptable harm in amenity, parking/highway safety or visual terms.”

“Environmental Protection: Has commented that the proposal introduces a sensitive residential use into an area that already contains several licensed premises, including restaurants and venues that operate into the evening and make use of outdoor seating during suitable weather.”

“Housing – Planned Maintenance: The applicant is advised to ensure compliance with the HMO legislation regarding minimum space standards for bedrooms and shared spaces.”

“Whilst there is no adopted policy requirement for a fixed level of parking provision for HMOs, this proposal provides two off-street parking spaces to the rear of the building, and it is not possible to provide more parking for this (or indeed any other use). Regardless of this, the acceptability of such proposals must be judged on the basis of site-specific circumstances and likely effects.”

“Having regard to the town centre location, the sustainable accessibility of the site, the controlled parking environment, the availability of secure cycle parking and the absence of technical evidence of harm, the proposal is not considered to give rise to unacceptable highway safety impacts or parking pressures. The development therefore accords with Policies HOU11(b) and TRA3 a/b.”

“Delegate authority to the Head of Development Management and Enforcement to Permit, subject to first receiving amended plans satisfactory to him showing a wooden double-glazed window on the second-floor rear elevation of the property where the insertion of a new window is proposed, and: -”