Six-person HMO at 7 Camden Road, Gillingham

Earlier planning decisions

Earlier permission allowed building works, while a later HMO application was refused before this full application was submitted.

“MC/25/1952 Application for a Lawful Development Certificate (Proposed) for the change of use from Class (C3) single dwelling house to Class (C4) up to 6 person HMO. Construction of an 'L' shaped dormer to rear with 2 roof lights to front to facilitate living accommodation within the roof space. Proposed alterations to fenestration on the flank and rear elevations. Decision: Approval with conditions Decision date: November 2025”

“A Lawful Development Certificate for the proposed change of use from C3 to C4 (up to 6 persons), together with the construction of an 'L' shaped dormer to rear with 2 roof lights to front, was granted permission under (MC/25/1952) on 17 November 2025 which was prior to the introduction of the article 4 direction. A subsequent application was made under (MC/26/0116) for the conversion of the property to a 6 bed HMO but this was refused.”

Officer report

Why approval was advised

Officers considered there was no HMO overconcentration, the accommodation was suitable, and neighbouring amenity would not be harmed.

“Conclusions and Reasons for the Recommendation for Approval…”

“It is considered that there is no over concentration of HMOs in the area and the proposal has been designed to provide a good level of amenity for prospective occupiers without harming the amenity of the neighbouring occupiers.”

Officer report

Parking and other effects

Officers considered the location sustainable, with parking managed by condition, and found the proposed cycle storage acceptable.

“While it is acknowledged that there are some existing pressures on car parking within the area, the site is in a highly sustainable location and the nature of the HMO occupancy in such sustainable locations more typically presents itself to occupants who do not own cars.”

“Cycle storage is indicated on the proposed plans which would be considered acceptable in terms of the size and requirements. Accordingly an appropriate condition is recommended to ensure the cycle parking provision is put in place.”

Officer report

Objections received

Three objections raised concerns about neighbours’ amenities, security, parking and highway impacts.

“Three letters of objection have been received raising objections on the following grounds;”

“Impact on amenity of existing neighbour’s amenities Concerns in relation to security Impact on parking and highways…”

Officer report

What people said

The ward councillor raised concerns about family housing, possible HMO concentration, community cohesion, local services, traffic and parking.

Members’ discussion

Members heard that the earlier refusal concerned inadequate internal amenity space, which the revised proposal addressed, and that bedrooms met space standards.

“The Service Manager - Development Management reminded Members that the Committee had refused a previous planning application for the site less than two months earlier on the grounds of inadequate internal amenity space. He advised that the applicant had subsequently revised the proposal to address those concerns and that the previous refusal had not been based on the overconcentration of HMOs within the area.”

“In response to a question regarding the concentration of HMOs within the locality and whether Members had sufficient information on this matter, the Chief Planning Officer advised that the Article 4 Direction had been approved on 22 January 2026. The Committee’s previous refusal of the planning application in May 2026, had, therefore, been made after the Direction had come into effect.”

Minutes

The committee’s decision

The committee approved the application with the stated conditions and added a condition requiring the existing shower to become a toilet and sink.

“Approved with conditions 1 to 8 as set out in the report for the reasons stated in the report with an additional condition.”

“Prior to the commencement of use, the existing shower located off the ground floor communal room shall be removed and converted to contain a toilet and sink only as shown on plan no. K1344-PL-106 Rev C and maintained thereafter.”

Minutes