Six-bedroom HMO at 4 Barnsole Road, Gillingham

What was proposed

The application sought a six-bedroom, six-person HMO with an L-shaped dormer to provide living accommodation in the roof space.

“The proposed dimensions for bedrooms 2, 3 and 4 within the application property do not meet the minimum size requirements of the Nationally Described Space Standard for either bedroom size or width and the living area has a poor degree of outlook and light provision that would not provide suitable living accommodation for the future occupants of the property contrary to the provisions for future occupier amenity and for reducing health inequalities and supporting health…”

“The application seeks permission for a change of use of the property from a single dwellinghouse (Class C3) to a house of multiple occupation (HMO) (Class C4) along with a L-shaped dormer to facilitate living accommodation in the roof space.”

Officer report

Planning history and controls

There was no relevant planning history, and an Article 4 Direction brought this type of change of use within planning control.

“The application site is located within the Watling Ward, one of seven wards subject to an Article 4 Direction which removes permitted development rights for the change of use of a dwellinghouse (Use Class C3) to a small House in Multiple Occupation (Use Class C4). The Article 4 Direction came into force on 22 January 2026 and was subsequently confirmed on 5 May 2026.”

“The effect of the Article 4 Direction is to remove the permitted development rights previously available under Class L of Part 3, Schedule 2 of the Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended). The Direction does not prohibit such changes of use but instead brings them within planning control so that proposals can be assessed against the Development Plan and other material planning considerations.”

Officer report

Officers’ recommendation

Officers recommended refusal because the property was too small for subdivision, accommodation standards were not met, the dormer was harmful and habitat mitigation was absent.

“Recommendation of Officers to the Planning Committee, to be considered and determined by the Planning Committee at a meeting to be held on 26 August 2026. Recommendation: Refusal 1 The application property measures 91sqm internally and therefore does not meet the threshold for subdivision resulting in the loss of a dwelling that would more broadly lend itself towards a single-family dwelling contrary to Policy H7 of the Medway Local Plan 2003 and Policy T8 of the draft Local…”

Officer report

Main planning concerns

The proposal would lose a dwelling suitable for family occupation, provide undersized bedrooms and poor communal outlook, and create an unsuitable dormer.

“Considering Policy H7 of the Local Plan and Policy T8 of the emerging plan regarding the size of the dwelling and whether it would be more suitable as family accommodation. Whilst Policy H7 doesn’t state what is considered too large for single household occupation, elsewhere in the Local Plan it states that “the Council considers dwellings of less than 120sqm gross floor area in predominantly residential areas should be retained for families and single households.” The…”

“The kitchen/diner at ground floor together with a shared garden to the rear is proposed to provide communal space for use by occupants. The kitchen/diner measures 25sqm but has just one rear door to provide sunlight, daylight and outlook from this space which is not considered to be acceptable and would impact its usability resulting in residents having to spend more time in their (inadequate) bedrooms to the detriment of their health and wellbeing.”

Officer report

Consultation responses

Two objections raised parking, HMO clustering, noise, over-intensification and privacy, while Kent Police offered advice on crime prevention and security.

“Impact on parking Clustering of HMOs Noise and disturbance Over-intensification of the property Impact on privacy…”

“Kent Police have welcomed further discussions with the applicant/agent about site specific designing out crime approaches and have provided additional advice with respect to lighting and natural surveillance, security and boundary treatments and other approaches that could be implemented within the development.”

Officer report

Who spoke

The Senior Planner outlined the proposal and explained the HMO density evidence considered by members.

Committee discussion

Members considered updated national policy advice and a map showing surrounding uses and HMO concentrations within 500 metres.

“Members noted that a supplementary agenda advice sheet had been published following the publication of the updated NPPF on 17 August 2026. The reasons for refusal had been amended accordingly to reflect the updated NPPF. The supplementary agenda advice sheet also included a land use assessment map which showed the surrounding uses along approximately 200-metre stretch of Barnsole Road.”

“The Senior Planner explained that the density map identified HMOs within a 500-metre radius of the application site in Gillingham South Ward. Given the number and concentration of HMOs within that area, it was considered to constitute that the proposal would contribute to an overconcentration of HMOs.”

Minutes