Six five-bedroom HMOs at 33 Julians Road, Stevenage

What was proposed

The application sought to change six approved dwellinghouses into six five-bedroom HMOs, each for up to six people.

“Proposal : Change of use of 6no. dwellinghouses (Use Class C3) to 6no. five- bedroom Houses of Multiple Occupation for up to six-persons each Use Class C4)”

Officer report

The site and surroundings

The site was under construction with two buildings containing three dwellings each, between residential and commercial properties.

“SITE DESCRIPTION 1.1 The application site is currently under construction with two buildings each comprising 3 dwellings. The dwellings approved were 4no. four bedroom and 2no. three-bedroom dwellings. At the time of writing this report, the external build of the southern building is complete whilst the northern building is still under construction and no parking or landscaping work has commenced, due to the ongoing construction works.”

“The site lies on the southern side of Julians Road, between the junctions with Hitchin Road to the east and Orchard Road to the west. The site is an irregular shape which extends approximately 100 metres from the entrance on Julians Road along the rear gardens of properties in Orchard Road on the western boundary.”

Officer report

Earlier applications and enforcement

The site had a history of refused commercial proposals, enforcement action, and a 2024 permission for six dwellings.

“09/00107/FP Change of use from B8 to B1 (office/light industrial purposes) of site and change of use of part of residential rear garden at 31 Julians Road to B1 use. Part demolition of 33 Julians Road. Refurbishment of northern warehouse and replacement of southern warehouse building. Erection of a single storey building to the rear of the site. Alterations to existing access and provision of associated parking facilities. Refused 16.09.2009, for the following reason: 1.”

“23/00889/FP Demolition of the existing yard buildings (office and storage) and their replacement with 6 no. dwellings with associated gardens, landscaping, car and cycle parking. Retention of existing residential (2 no. flats) and office building (Class E) to the front of the site (33 Julians Road). Granted 18.01.2024.”

Officer report

What officers recommended

Officers recommended permission because housing benefits and reuse of a sustainable brownfield site outweighed the one-space parking shortfall.

“CONCLUSIONS 8.1 The proposed development would involve the provision of housing and the council’s latest Housing Delivery Test result indicates that housing delivery was substantially below the housing requirement over the last three years. Therefore, the Council is required to apply the tilted balance by reason of its housing delivery position.”

“Given the weight attached to housing delivery under the presumption in favour of sustainable development, officers consider that the benefits of redeveloping a sustainably located brownfield site for much needed smaller homes outweigh the harm arising from the deficit of one parking space, noting also that the development remains liable for CIL and is acceptable in all other matters.”

Officer report

Consultees' views

Environmental Health requested an HMO licensing informative, while Highways withdrew its objections after amended parking and access information was submitted.

“The aforementioned is not a verbatim copy of the objections which have been raised. 5. CONSULTATIONS 5.1. SBC Environmental Health There is no space standards indicated on the plans which will impact the occupancy. If permission is granted, then it is recommended that an informative is added to bring the licence requirements to the applicants’ attention. 5.2.”

“13th May 2026: The applicant has now submitted an Amended Site Plan Ref. 21123-P002- C in which the bays are shown to conform with Hertfordshire’s P&MP&DG (4.6.11). The LPA as parking authority will determine whether the proposed parking provision accords with its current standards for this location and intended use, including those for secure cycle storage, electric vehicle charging and blue badge holders.”

Officer report

Who spoke

A local resident representing the Orchard Road Community Group addressed the committee and raised concerns about the proposal and site arrangements.

What members debated

Members discussed objections, parking, housing mix, HMO concentration, licensing, emergency access and whether refusal could be defended.

“Members asked whether there was a defined housing mix requirement for the area. Officers advised that no specific housing mix policy applied to this location. Questions were also raised about whether six HMOs in one location represented an unacceptable concentration. Officers advised that the Local Plan did not include any specific numerical restriction on concentrations of HMOs.”

“During debate, Members acknowledged concerns expressed by residents regarding the concentration of HMOs and the limitations of the site. Several Members commented that they had struggled to identify any robust planning grounds upon which a refusal could be successfully defended. Concerns regarding parking, housing mix and the principle of converting attractive and well-designed family housing into HMOs were noted.”

Minutes

The vote

The committee voted to grant planning permission subject to conditions and delegated authority over condition changes.

“Members acknowledged the significant level of public objection received and recognised the frustrations felt by local residents. However, it was also noted that planning applications had to be determined in accordance with planning law.”

“A vote was taken and it was RESOLVED that planning permission be GRANTED subject to the conditions set out below and delegated authority be given to the Director of Planning and Regulation in consultation with the Chair of the Planning and Development Committee, to amend or add to the conditions subject to which the permission would be granted, where such amendments or additions would satisfy the relevant national policy tests and would most effectively deliver the…”

Minutes