Seven-bedroom HMO at Ridgeway, 11 Park Avenue, Gillingham

What was proposed

The application sought to change a vacant care home into a seven-bedroom, seven-person HMO, with cycle and refuse storage in the gardens.

“This application seeks planning permission for the change of use of a vacant Class C2 Care Home into a seven-bedroom, seven-person Sui Generis House in Multiple Occupation (HMO).”

“The property also benefits from a 21m deep rear garden and front garden which is proposed to provide cycle and refuse storage structures. . Relevant Planning History…”

Officer report

What people said

Five residents, Kent Police and the ward councillor raised concerns including parking, safety, waste, noise, HMO concentration, conservation and care provision.

“Erosion of the character of the area Loss of safety and impact on existing properties Increased volumes and waste and littering Increased parking pressure and risks to highways safety Increased volumes of noise, disturbance and anti-social behaviour Oversaturation of HMOs within the Ward and local area Concerns with parking beat survey methodology Questions legitimacy of submitted management plans.”

“Increased parking pressure and risks to highways safety Impact upon the character of the Conservation Area Loss of a Care Home facility Loss of safety and impact on existing properties, including antisocial behaviour Increased volumes and waste and littering…”

Officer report

Who spoke

The ward councillor addressed the committee and raised concerns about the care home’s loss, marketing evidence, parking, HMO concentration and management.

What members discussed

Members considered the care home loss, conservation area, HMO density, bedroom standards, parking, accessibility and the building’s limitations for care use.

“The Committee discussed the planning application, in detail, noting the points raised by the Ward Councillor. Members acknowledged that the proposal would result in the loss of a care home and noted that the property was located within a conservation area.”

“The Chief Planning Officer advised Members that there was a dispute regarding the date the care home had ceased and the level of marketing undertaken and the Ward Councillor had provided local information that contradicted that within the application documents. Notwithstanding that, the Chief Planning Officer and Senior Planner advised that, in its current form, the building had limitations as a care home.”

Minutes

The committee’s decision

The committee approved the application with the reported conditions, amended the approved plans condition and added a restriction on balcony storage.

“Approved with conditions 1 to 6 as set out in the report for the reasons stated in the report with an amendment to condition 2 and an additional condition be added to ensure the balconies were not used for storage purposes.”

“The front facing balcony space serving the hereby approved Sui Generis House in Multiple Occupancy shall not be used for the storage of any materials, equipment, refuse or recycling, household items, or any other paraphernalia. The balcony use shall be solely used as private amenity space for future occupants of the property.”

Minutes