Six-person HMO at 7 Camden Road, Gillingham

What was proposed

The application sought to convert a three-bedroom house into a six-person HMO with six ensuite bedrooms, a communal kitchen and garden.

“The application is for the conversion of the existing C3 house to a C4 (6 person HMO).”

“The accommodation would provide the following: Basement Floor - basement Ground Floor - 2 bedrooms with ensuites and a communal kitchen/dining room First Floor - 3 bedrooms with ensuites Second Floor – 1 bedroom with ensuite Externally there is a communal garden area.”

Officer report

What officers recommended

Officers recommended refusal because the communal space was inadequate and bedroom six would offer poor amenity, affecting residents’ health and wellbeing.

“Contact Number: 01634 333184 ___________________________________________________________________Recommendation of Officers to the Planning Committee, to be considered and determined by the Planning Committee at a meeting to be held on 6 May 2026.”

“1 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

The main concern

The kitchen and dining area was the only internal communal space, while bedroom six had a sloping roof and only two high-level rooflights.

“The proposed bedrooms have been considered against the Government’s Technical Housing Standards – Nationally Described Space Standards 2015 (NDSS). There are 6 bedrooms which would have one occupant each. All the bedrooms adhere to the Government’s Technical Housing Standards – Nationally Described Space Standards 2015 (NDSS) for single bedrooms.”

“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 12.8sqm and would not provide any real communal lounge area/facility.”

Officer report

Other planning matters

Officers found no unacceptable effect on neighbouring amenity, highways or biodiversity, subject to conditions for some matters if approved.

“Policy T1 of the Local Plan relates to the impact on new development on the highway network. Policy T13 of the Local Plan is related to parking standards. Both policies H7 of the Local Plan and T8 of the emerging plan include criteria in relation to impact on parking and amenity.”

“As of 2nd April 2024 all sites were subject to Biodiversity Net Gain (BNG) as per the conditions of Schedule 7A of the Town and Country Planning Act 1990 (as inserted by Schedule 14 of the Environment Act 2021).”

Officer report

Representations received

The application was advertised on site and through individual neighbour notifications to neighbouring property owners and occupiers.

“The application has been advertised on site and by individual neighbour notification to the owners and occupiers of neighbouring properties.”

Officer report

Who spoke

The Senior Planner outlined the application and referred Members to supplementary advice containing a rebuttal letter from the agent.

Members’ discussion

Members were concerned about the lack of communal space and the size of bedroom six; officers also referred to 27 HMOs within 500 metres.

“During the discussion, Members expressed concern regarding the lack of communal space for residents and the size of bedroom six.”

“The Chief Planning Officer advised that Cabinet had approved the Article 4 Direction in December 2025, which removed permitted development rights for the conversion of Class C3 dwellinghouse to a Class C4 small HMOs in certain wards within Medway. He confirmed that training on Article 4 and HMOs would be provided to Members.”

Minutes

The committee’s decision

The committee refused the application for the reason set out in the officer report.

“This record is available on our website – www.medway.gov.uk Decision:”

“REFUSED for reason 1 as set out in the report.”

Minutes