Six-person HMO at 89 Coopers Road, Northfleet, Gravesend

What was proposed

The application proposed changing a Class C3 dwelling into a Class C4 HMO for six people, with six single-occupancy bedrooms.

“The application is for a Proposed Lawful Development Certificate; Change of use from a Class C3 dwelling house to a Class C4 HMO for 6 persons.”

“The proposed HMO would have six bedrooms, all single occupancy bedrooms. At ground floor the two bedrooms would have a kitchenette and en-suite and there will also be a kitchen/living room/diner. At first floor one bedroom will have a kitchenette and an en-suite and one bedroom will have neither, however there will be a separate bathroom. At second floor there will be two bedrooms with a shared bathroom.”

Officer report

The site and surroundings

The site was a two-storey residential end-of-terrace dwelling with a loft conversion in an area of two-storey terraces.

“This application site is a two storey residential end of terrace dwelling with a loft conversion.”

“The character of the area is two storey residential terraced properties. There are commercial premises, a vets and a church further to the south.”

Officer report

Earlier work at the property

Earlier permissions covered a rear extension, front alterations, a loft conversion and another rear extension.

“Erection of single storey rear extension. Alterations to front bay window and relocation of front door. Permitted 14.04.2026 20260001”

“Application for a Proposed Lawful Development Certificate; Hip to Gable roof extension comprising loft conversion with rear dormer and roof lights to front roof slope. Certificate Granted 19.03.2026 20250400”

Officer report

Why officers recommended approval

Officers considered the change lawful because the property was a lawful C3 dwelling, occupancy would not exceed six, and no Article 4 Direction applied.

“Unlike many other Classes within Part 3, Class L is not subject to a prior approval procedure, size thresholds or specific limitations, and the permission is therefore available provided that: (i) the existing use of the building is lawfully within Class C3; (ii) the proposed occupation would fall within Class C4 and would not exceed six persons, beyond which the use would become a sui generis large HMO for which express planning permission is required; (iii) the building is…”

“The property at the time of the application was in use as a single Class C3 (dwelling house); the number of persons in the HMO would not exceed 6 persons; the property is not subject to Article 3(5) as the existing use is not unlawful; and the property is not subject to an Article 4 Direction removing Class L rights. ____________________________________________________________________________”

Officer report

Who spoke at the meeting

A speaker supported the application, and the Ward Councillor for Coldharbour and Perry Street addressed the committee.

What members discussed

Members were told that amenity and traffic issues were not relevant, an HMO licence was separate, and an Article 4 Direction was not yet in force.

“Usual material planning considerations such as amenity impact or traffic concerns were not a consideration for this application, as it was not a standard planning application. • The application was a formal determination for planning purposes, to set out that the HMO was lawful and in accordance with Schedule 2, Part 3, Class L of the Town & County Planning General Permitted Development Order 2015.”

“The Chair invited the Committee and non-board Members to ask questions for clarification, in which Members were informed that:”

Minutes

Why the application was deferred

Members deferred the application to inspect the site and check whether the existing use was C3 and the proposed use would be C4.

“After some discussion, Members were minded that the application should be deferred, to ensure that the property in question was indeed a class C3 property and to determine if whether it would fall into C4 use.”

“RESOLVED that the application be DEFERRED to allow Members to undertake a Site Inspection.”

Minutes