Six-bedroom HMO conversion at 78 Ingram Road, Gillingham

What officers recommended

Officers recommended approval because there was no HMO overconcentration, the accommodation was suitable and neighbouring amenity would not suffer significant harm.

“Conclusions and Reasons 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.”

“The proposal complies with the provisions set out in paragraphs 11, 61, 115, 116, 131, 135, 135(f), 194 and 195 of the NPPF, Policies BNE1, BNE2, BNE35, H7, S1, S6, T1 and T13 of the Local Plan and Policy T8 of the emerging Plan. The application is therefore recommended for approval.”

Officer report

Parking and living conditions

The assessment found suitable internal space and no significant harm to neighbours, while parking stress was below the accepted level for refusal.

“While it is understood that the application site would not be able to meet its parking need off-street, nor does the current use as a single occupancy dwellinghouse. Likewise, the Medway Residential Parking Standards state: "Reductions of the standard will be considered if the development is within an urban area that has good links to sustainable transport and where day-to-day facilities are within easy walking distance”.”

“These margins fall below the generally accepted margin of 95% parking stress or over. Therefore, it is accepted that the proposal would likely have some impact upon the current parking situation. However, this would not go above and beyond what could be a parking pressure resulting from full occupancy as a single dwelling.”

Officer report

Comments from others

One residential objection raised family housing, parking, traffic and highway safety concerns; Southern Water and Kent Police also provided comments.

“Loss of a family home Increased parking pressures, traffic, and erosion of existing highways safety…”

“Southern Water commented noting the proximity of a public sewer within the application site. The applicant is advised that they will need to seek express consent with Southern Water to ensure their apparatus is accessible and not damaged throughout the building process.”

Officer report

Who spoke at the meeting

The Senior Planner outlined the proposal and HMO figures, while planning officers explained the Article 4 Direction and evidence behind it.

What members discussed

Members discussed the loss of another family dwelling and parking pressures, while officers explained future layout changes would need planning permission.

“The Committee considered the application and noted concerns regarding the loss of another family dwelling and the potential for increased parking pressures.”

“The Chief Planning Officer explained that the Article 4 Direction had been introduced to ensure that changes of use to HMOs, and the associated loss of family dwellings, required planning permission and could be properly assessed. Such applications were considered against Policy H7 of the adopted Local Plan and Policy T8 of the emerging Local Plan, as set out on pages 51 and 52 of the report.”

Minutes