Six-person HMO at 53 Imperial Road, Gillingham

What was proposed

The application sought a six-bedroom, six-person HMO with a rear extension, rear dormer, front roof lights and bin and cycle storage.

“The proposal consists of numerous external alterations, including the construction of a single storey infill rear extension, an L-shaped dormer window to rear and installation of roof lights to front to provide additional living accommodation within roof space with associated bin/cycle store for residents.”

“Externally there is a small garden space however it should be noted that the proposed cycle storage and bin storage would be located in this area.”

Officer report

The site and surroundings

The property is in a mainly residential urban area, with nearby homes mostly occupied by single households and some alternative uses further away.

“The property forms part of a terrace, with adjoining and nearby properties within the immediate area predominantly occupied as singlehousehold dwellings. It is acknowledged that the site is located in relatively close proximity to Gillingham High Street and near Chatham Hill and Luton High Street, where a broader mix of uses is present. As a result, there are sporadic alternative uses within the wider area, including small HMOs, subdivided flats, and local shops.”

Officer report

Earlier planning history

A lawful development certificate was approved in October 2025, but the HMO use was not implemented before the Article 4 direction took effect.

“Application for a Lawful Development Certificate (Proposed) for the conversion from Class (C3) dwelling house to Class (C4) up to 6 person HMO) along with the construction of a dormer to side attached to existing dormer and roof lights to front to facilitate additional living accommodation within the roof space. Construction of a single storey infill extension to rear Decision: Approval Decided: 01.10.2025 Representations…”

Officer report

What officers recommended

Officers recommended refusal because the communal space and bedroom 5 would provide inadequate living conditions, and habitat impacts were not addressed.

“Contact Number: 01634 331700 ___________________________________________________________________Recommendation of Officers to the Planning Committee, to be considered and determined by the Planning Committee at a meeting to be held on 6th May 2026.”

“The proposal only provides for a kitchen and small eating area as internal communal space, which is also used to provide access to the rear amenity space the arrangement which would reduce the meaningful space to support the day to day activities of the six individuals living together other than cooking. With no other communal spaces/lounges within the property this would result in the occupiers being reliant on living, relaxing, working from their bedrooms.”

Officer report

Living conditions and habitat impacts

The kitchen and dining area was the only communal space, bedroom 5 had uncertain head height and outlook, and required habitat information or payment was absent.

“Bedroom 5 would potentially fall below the standard and it is not clear from the submitted plans whether there is sufficient head height within the room (as it is within the roof space) to provide adequate amenity, while, again, there is no sufficient information to demonstrate that the roof lights are at a height to provide acceptable outlook for the occupier of the room.”

“The garden area to the rear provides acceptable outdoor amenity space. There is one kitchen/diner area at ground floor which is proposed to provide the only internal communal space for use by the occupants. It is considered that while the bedrooms are reasonable offering occupants a degree of independent living within their rooms, the kitchen and dining area would measure only 11sqm and would not provide any real communal lounge area/facility.”

Officer report

What people said

Two objections raised parking, traffic, HMO concentration, waste, noise and overlooking concerns, while Kent Police requested crime-prevention consultation.

“Parking and traffic increase concerns Overconcentration of HMO’s Waste management control Noise related increases from the change of use. Overlooking from the proposed dormer.”

“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. An informative will be added to the decision notice.”

Officer report

Who spoke

The Senior Planner outlined the proposed change of use and associated building works to members.

Members’ discussion

Members were advised that 18 HMOs were within 500 metres, including one on the same street.

“The Senior Planner outlined the application in detail for the change of use from dwellinghouse (Class C3) to a 6 bedroom 6 person house in multiple occupation (HMO) (Class C4) together with construction of a single storey rear extension, L-shaped dormer window to rear and installation of roof lights to front to provide additional living accommodation with roof space with associated bin/cycle store.”

“Members were advised that there were 18 existing HMOs within a 500-metre radius of this property which included one within the same street.”

Minutes

The vote

The committee refused the application for both reasons set out in the report.

“REFUSED for reasons 1 and 2 as set out in the report.”

Minutes

What was decided

The application was refused because of inadequate occupier amenity and the absence of information or contribution addressing impacts on protected estuary areas.

“By virtue of the inadequacy of the proposed communal provision to serve 6 residents and the internal limitations of bedroom 5, it is considered that the proposal would result in an unacceptable internal amenity for prospective residents which would be to the detriment of their health and wellbeing.”

“The application fails to address the impact of the proposal on the Special Protection Areas of the Thames Estuary and Marshes and the Medway Estuary and Marshes through either the submission of details to allow the undertaking of an Appropriate Assessment or via a contribution towards strategic mitigation measures.”

Officer report