Four-person HMO at 16 Montbelle Road, Eltham, London SE9

What was proposed

The proposal would change a single dwelling into a four-bedroom, four-person HMO, with internal facilities and front storage for bins and bicycles.

“The application seeks full planning permission for the change of use from a single dwellinghouse (Class C3) to a 4-bed 4-person HMO (Use Class C4) and all associated works.”

“Refuse storage and cycle storage units are proposed at the front of the site.”

Officer report

Earlier applications

Earlier proposals for larger HMOs were withdrawn, refused or dismissed on appeal, while a later eight-unit application remained under assessment.

“25/3246/F - 16 MONTBELLE ROAD, ELTHAM, LONDON, SE9 3PB - The change of use from a single dwellinghouse (Class C3) to an 8-unit, 8 person HMO (Sui-Generis) including the conversion of the garage into a habitable room, and modifications to rear elevation door, with the provision of refuse and cycle storage (re-submission) – Currently under assessment.”

“ITEM NO: 4 PAGE NO: 4 4.3 25/0277/F - 16 MONTBELLE ROAD, ELTHAM, LONDON, SE9 3PB - The change of use from a single dwellinghouse (Class C3) to an 8-unit large HMO (Sui-Generis) including the conversion from the garage into a habitable room, with the provision of refuse and cycle storage – Refused on 27/06/2025, appeal dismissed on 28/10/2025.”

Officer report

Consultation responses

There were 118 objections, including objections from councillors and the local MP, while waste and highways officers raised no objections.

“Summary of Comments Officer’s comments Proposed HMO would affect the value of nearby properties. This is not a material planning consideration. The proposal will result in added pressure on parking provision and reduce road safety The transport and highways element of the proposal is discussed in the “Transport & Highways Impacts” of the report.”

“ITEM NO: 4 PAGE NO: 7 plan. There is no development plan policy in place which relates to the overconcentration of HMO’s within a specific area. There is a lack of cycle storage in the plans. Cycle storage has been proposed and is within the plans. Approving this application will result in another application for a rear extension on the site. Any and all applications submitted to the Local Authority are assessed on their own merits. In any case, this is speculation.”

Officer report

Who spoke

Ward councillors and four residents spoke against the proposal, while the applicant’s representative spoke in support.

Members’ debate

Members discussed noise, parking, acoustic conditions, resident engagement, future applications and the weight given to the earlier appeal decision.

“A Member expressed concern that the applicant had not spoken with residents. Despite parking not being upheld as a refusal reason at appeal, it remained a concern, along with the impact of noise and acoustics impact on neighbours, particularly given the setback of the neighbouring properties.”

“The Assistant Director Planning and Building Control reminded Members that each application presented had to be considered on its own merits and the impact of multiple applications in an area was not material planning consideration and was not supported by policy.”

Minutes

The vote

The committee voted to grant planning consent by two votes in favour, one against and no abstentions.

“The Chair put the recommendation to grant planning consent to the vote with – 2 Members in Favour 1 Member against 0 Members abstaining.”

Minutes

The decision

Full planning permission was granted for the four-person HMO and associated works, subject to conditions and authority to make minor wording changes.

“That full planning permission be granted for the change of use from a single dwelling house (Class C3) to a 4-bed, 4-person HMO (Class C4), and all associated works.” [amended description]”

“That the Assistant Director of Planning & Building Control be authorised to make any minor changes to the detailed wording of the recommended conditions as set out in this report and its addendums, where the Assistant Director of Planning & Building Control considers it appropriate, before issuing the decision notice.”

Minutes