Six-person HMO at 311 Canterbury Street, Gillingham

The proposal

The application sought to convert a three-bedroom home into a five-bedroom, six-person HMO, with internal alterations, cycle storage and front refuse storage.

“Proposal: Change of use from Class C3 to Class C4 as a small HMO for up to 6 occupants, with minor internal alterations cycle store to rear and bin stores to front.”

“Prior to first use of the property as a Class C4 six-person HMO, details of the cycle storage facilities shall be submitted to and approved in writing by the Local Planning Authority. The cycle storage facilities shall be implemented in accordance with the approved details prior to first occupation of the property as an HMO and shall thereafter be retained.”

Officer report

The site and surroundings

The property included a basement, communal living areas, bedrooms and bathrooms, with a garden, cycle parking and refuse storage.

“Basement Floor – basement/additional work/living space. Ground Floor - 2 no bedroom’s each with an ensuite (single occupancy), communal kitchen and communal dining/living room. First Floor - 3 bedrooms each with an ensuite. One of these bedrooms would be a double room.”

“Externally there is a communal garden area with cycle parking and to the front of the site there is refuse provision.”

Officer report

Planning history and control

There was no planning history, and an Article 4 Direction brought C3-to-C4 conversions in the ward under planning control.

“The Development Plan for the area comprises the Medway Local Plan 2003 (the Local Plan). The policies referred to within this document and used in the processing of this application have been assessed against the National Planning Policy Framework December 2024 (NPPF) and are generally considered to conform. Where non-conformity exists, this is addressed in the Planning Appraisal section below.”

“The application site falls within Watling Ward, one of the seven Wards that have been covered by an Article 4 Direction restricting the permitted development rights for the change of use from Class C3 (Dwellinghouse) to a Class C4 (Small HMO). This Direction came into effect on the 22 January 2026 and was confirmed on 5 May 2026.”

Officer report

Consultation responses

Neighbours raised no objections, while Kent Police asked for crime-prevention advice and measures to be followed.

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

“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 applicant/agent has been in contact with the Kent Police team and has agreed to undertake their advice and measures.”

Officer report

What was said

The ward councillor opposed the conversion because of family-home loss, parking pressures and possible cumulative effects from HMOs.

Members’ concerns

Members discussed the loss of a 115-square-metre family home, possible noise and disturbance, parking evidence, HMO concentration and local housing need.

“Members further noted that there were currently 747 families on Medway’s housing waiting list and expressed concern that the loss of a family home would not assist in addressing this local housing need.”

“Members then considered reasons for refusal. Concern was expressed that the change of use from a family dwelling comprising one double and one single bedroom to a six-person HMO occupied by unrelated individuals would result in increased noise and disturbance, to the detriment of the amenities of neighbouring residents. Members also raised concern regarding parking, noting that parking provision in the surrounding area was already under pressure.”

Minutes

The vote

The committee voted against the officers’ recommendation to approve the application.

“The Committee voted on the officers’ recommendation to approve the planning application, which was lost.”

Minutes

The decision

The application was refused because the property was below 120 square metres and the proposed HMO was considered harmful to residential amenity.

“The application property measured less than 120 square metres internally and, therefore, does not meet the threshold for subdivision resulting in the loss of a dwelling that would be suitable as a single-family dwelling and was located in Gillingham South Ward, which was noted as already containing multiple HMOs, is, therefore, contrary to Policy H7 of the Medway Local Plan (2003) and Policy T8 of the Submitted (Regulation 22) Medway Local Plan 2041 (December 2025).”

“The change of use from a two bedroom dwelling to a 6-person HMO by reason of the scale and intensity of the proposed use would result in increased noise, disturbance, comings and goings and general activity that would erode the existing conditions of adjoining residential amenity and nearby occupiers.”

Minutes