Six-person HMO at 3 St Georges Road, Gillingham

“This application seeks planning permission for the conversion of the existing Use class C3 House to a use class C4 small HMO for 6 people.”

“Basement Floor - basement Ground Floor - 1 bedroom with ensuite, W.C, communal kitchen and separate living room First Floor - 2 bedrooms with ensuites and 1 bedroom Second Floor – 1 bedroom with ensuite, 1 bedroom and a separate shower room Externally there is a communal garden area with refuse and cycle parking.”

“The application site lies within the urban area of Gillingham in a predominately residential area and falls within one of the Wards covered by the recent article 4 Direction which came into effect on 22 January 2026. The Direction effects the following Wards: Chatham Central and Brompton, Fort Pitt, Gillingham North, Gillingham South, Luton, Strood North and Frindsbury and Watling.”

“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/26/0069) on 24 February 2026. The application was submitted prior to the article 4 direction coming into effect and the proposal was therefore lawful at the time of the application.”

“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, 60, 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.”

“Impact on neighbouring amenities Impact on vehicular parking…”

“Kent Police commented on the application requesting they are consulted as Designing out Crime Officers (DOCO’s) to address CPTED and incorporate Secured by Design (SBD) as appropriate.”

“The Senior Planner confirmed that there were 32 other HMOs within a 500- metre radius of this property. It was also confirmed that, although the sixth bedroom had a sloping roof, the dormer windows had been lowered to 1.4 metres to provide adequate outlook and sufficient sunlight for future occupants.”

“Members raised concern that nearby student accommodation, located approximately five minutes’ walk away, had recently been granted permission to be converted into a 63-bedroom HMO, which they considered contributed to an over-proliferation of HMOs in the area. In response, the Chief Planning Officer clarified that student accommodation was, in effect, already a form of HMO and that the proposal represented a change from one HMO to another.”

“Approved with conditions 1 to 6 as set out in the report for the reasons stated in the report, with condition 7 being added:”

“Prior to the first occupation as a six-bedroom Use Class C4 HMO herein approved details, a refuse management strategy shall be submitted to and approved in writing by the Local Planning Authority. The Use Class C4 HMO shall not be occupied until the approved refuse management strategy arrangements are in place and all approved storage arrangements shall thereafter be retained.”