Six-person HMO at 101 Balmoral Road, Gillingham

What was proposed

The application sought to change a dwelling into a six-bedroom, six-person HMO, with no external alterations and a rear garden over 10 metres deep.

“This application seeks planning permission for the change of use of an existing Class C3 dwelling into a six-bedroom, six-person Class C4 House in Multiple Occupation (HMO).”

“Internally the proposed HMO would comprise of two ensuite bedrooms, a kitchen and living room on the ground floor; one ensuite bedroom, two bedrooms and a bathroom at first floor; and one ensuite bedroom within the roof-space. No external alterations are proposed.”

Officer report

Planning control in the area

An Article 4 Direction brought changes from dwellings to small HMOs under planning control in the ward during 2026.

“The application site falls within Gillingham South, one of the seven Wards that have been covered by an Article 4 Direction restricting the permitted development rights for the change of use from Class C3 (Dwellinghouse) to a Class C4 (Small HMO). This Direction came into effect on the 22 January 2026 and was confirmed on 5 May 2026.”

“The Article 4 direction for those wards impacted removes the permitted development rights to convert a C3 dwelling house to a C4 small house in multiple occupation via the provisions of Class L of the GDPO.”

Officer report

Concerns raised locally

The ward councillor opposed the proposal, citing family housing loss, possible undercounting of HMOs, parking, waste and street-scene pressures.

“With the agreement of the Committee, Councillor McDonald addressed the Committee as Ward Councillor and raised the following concerns:”

“He confirmed he was speaking against this planning application, however, he acknowledged the important role HMOs played in meeting the housing need but considered that a balance must be maintained. • He reminded Members that an Article 4 Direction had been introduced to protect family housing and local amenity and expressed concern regarding the loss of another family home.”

Minutes

Who spoke

The ward councillor addressed the committee against the application, while the Senior Planner and Chief Planning Officer explained the assessment and HMO evidence.

Members’ debate

Members debated the loss of family housing, HMO concentration, survey methods and the need for a balanced, cohesive community.

“The Committee discussed the planning application in detail, having regard to the points raised by the Ward Councillor and the officers’ advice. Members expressed concern regarding the loss of another family home and the concentration of HMOs in the locality. While acknowledging the need for HMOs, a number of Members considered that an appropriate balance needed to be maintained and that there were already significant numbers of HMOs within the area.”

“During the discussion, Members noted that Gillingham South contained the highest concentration of HMOs in Medway and discussed the need to maintain a balanced and cohesive community.”

Minutes

The vote

The committee voted on approval, which was lost, then considered refusal because of HMO overconcentration and family dwelling loss.

“The Committee then voted on the officers’ recommendation to approve the planning application, which was lost. Members then discussed refusing the application on the grounds that the proposal would result in an overconcentration of HMOs in the area, harming the balance and cohesion of the local area through the loss of a family dwelling.”

Minutes

Why the recommendation was overturned

Members found significant local HMO concentration and considered that another conversion would harm housing balance and the availability of family accommodation.

“Refused on the grounds that the proposed conversion of the property from a dwellinghouse (Use Class C3) into a six-person House in Multiple Occupation (HMO) (Use Class C4) would result in the further loss of a family property where there is already a significant concentration of HMOs.”

Minutes