Five-person shared house at 65 Copenhagen Road, Gillingham

What was proposed

The application sought retrospective conversion of a house into a five-bedroom, five-person HMO, with shared facilities and no parking.

“The application is for the retrospective conversion of the existing C3 house to a C4 (5 bedroom 5 person HMO).”

“Ground Floor - 1 bedroom with ensuite, communal living and dining room and communal kitchen. First Floor - 2 bedrooms with ensuites Second Floor – 2 bedrooms with ensuites…”

Officer report

Earlier applications

Earlier certificates covered a six-person HMO, one existing-use application was withdrawn, and a nearby five-person HMO was approved.

“MC/25/1677 Application for a Lawful Development Certificate (Proposed) change of use from C3 - Dwellinghouse to C4 - House of Multiple Occupation (6 bed, 6 Person) and rear 'L' Shaped Dormer on the loft. Decision: Approval with Conditions Decision date: September 2025”

“MC/26/0248 Application for a Lawful Development Certificate (Existing) Conversion from C3 Dwelling to C4 HMO (6 bed, 6 Person) Decision: Withdrawn Decision date: March 2026”

Officer report

Officers’ recommendation

Officers recommended approval with conditions limiting occupancy and securing cycle storage, waste arrangements and parking management.

“Within one month of the decision notice the proposed Cycle Storage as shown on Bike Storage Details (CR-No65-PA-004) Received 03 August 2026 shall be implemented in accordance with the approved and shall thereafter be retained.”

“The refuse storage arrangements as detailed in the approved Waste Management Plan (received 03 September 2026) arrangements shall be put in place and shall thereafter be retained.”

Officer report

Officers’ reasons

Officers considered there was no harmful HMO concentration, the accommodation was suitable, and neighbour, design and highway impacts were acceptable.

“The proposed bedrooms have been considered against the Government’s Technical Housing Standards – Nationally Described Space Standards 2015 (NDSS). There are 5 bedrooms which would have one occupant each. All the bedrooms are considered to adhere to the Government’s Technical Housing Standards – Nationally Described Space Standards 2015 (NDSS) for single bedrooms. It is considered that all the bedrooms have suitable outlook and meet the size requirements.”

“The principle of converting the existing property into a 5 bedroom, 5 person HMO is considered to be acceptable due to the property being located where there is not an over-concentration of HMOs and being of a size suitable for conversion. The design, neighbouring residential amenity and future occupier amenity as well as highways considerations are considered to conform.”

Officer report

Who spoke

The ward councillor spoke against the application and recommended refusal, citing HMO concentration, family housing, waste and parking concerns.

Members’ debate

Members considered loss of family dwellings, parking, the earlier certificate, the amended five-person scheme, refuse arrangements and possible refusal reasons.

“The Senior Planner and Service Manager – Development Management advised that a Lawful Development Certificate for a six-bedroom, six-person HMO had been granted in September 2025, prior to the introduction of the Article 4 Direction. Members were informed that works had commenced to implement the Lawful Development Certificate, however, as the development had not been completed before the Article 4 Direction came into force, retrospective planning permission was required.”

“The Committee voted on the officers’ recommendation to approve the planning application, which was lost. Members discussed possible reasons for refusal, including the loss of a family dwelling and concerns that the HMO would result in increased comings and goings.”

Minutes

The decision

The application was deferred for further waste and parking information and consideration of additional reasons for refusal.

“Members discussed whether additional information relating to the Waste Management Plan was required up front rather than leaving to a condition submission and explored potential further reasons for refusal. Consideration was also given to deferring the application to allow further information to be provided before a decision was made.”

“Deferred for additional information on the Waste Management arrangements and Plan and for the Parking Management Plan and exploration of further reasons for refusal.”

Minutes