Three-bedroom HMO at 8 Main Street, Shirebrook, Mansfield

What was proposed

The application proposed changing the first and second floors from takeaway-related accommodation into a three-bedroom HMO with en-suite rooms and a shared kitchen.

“This is a full planning application for the change of use of the first and second floors from ancillary accommodation (previously used in association with the existing ground-floor takeaway) to a 3-bedroom house in multiple occupation (HMO) which falls within use class C4. The plans indicate that the HMO will provide three rooms with en-suites and a shared kitchen space.”

“The application is seeking planning permission for the change of use of the first and second floors a three-bedroom house in multiple occupation (HMO) (use class C4). Three rooms are proposed, each with an en-suite; two rooms are proposed on the first-floor of the building along with a share kitchen. The third room will be situated on the second-floor. There are no physical alterations proposed to the application building.”

Officer report

The site and surroundings

The site is a semi-detached hot food takeaway in Shirebrook town centre, with commercial properties, residential accommodation and a public car park nearby.

“The application site comprises a semi-detached building, which operates as a hot food takeaway. The principal elevation contains a red shop front advertising the takeaway named ‘Flavings’. The first floor is finished in white tiles, and a tiled gable roof is present.”

“Main Street is made up of various business and commercial properties including several hair salons / barbers, dental services, shops, public houses, estate agents and cafes. Numerous buildings within Main Street provide residential accommodation to the first-floors.”

Officer report

Earlier site history

Earlier permissions covered an external staircase, illuminated signs, the change to a hot food takeaway and later shop-front works.

“BOL/1989/0591 Granted Conditionally Proposed change of use from showroom to hot food takeaway facility (BOL 1089/592)”

“24/00326/LDOCC Granted Alterations to shop front to include raising front shop window, new doors and new shutter (20/00313/OTHER) CONSULTATIONS Statutory consultees were invited to consider the application on 28/10/2025 and 12/11/2025 requiring comments to be provided by 18/11/2025 and 03/12/2025.”

Officer report

Consultation responses

Highways raised no objection, environmental health accepted the noise and odour information subject to conditions, and the town council made no comment.

“Derbyshire County Council Highways • 17/11/2025: No objections.”

“Environmental Health • 06/11/2025: Requires a noise and odour assessment to ensure suitable mitigation of amenity impacts can be provided. • 11/11/2025: Noise detail acceptable. More details required with regard to odour. • 02/02/2026: Approval of the additional submission and recommended conditions requiring a scheme for the extraction, dispersal and control of cooking odour, all…”

Officer report

Residents’ concerns

Representations raised concerns about HMO oversupply, housing, antisocial behaviour, services, amenity, noise, odour, parking, future occupants and fire safety.

“Principle • Oversaturation of HMOs within Shirebrook. • Results in increased number of transient people and reduced availability of family housing. • Additional strain on medical services and schools. • Increase of anti-social behaviour and crime levels. • Contrary to NPPF paras.62, 92, 111, 130(f), 185 and Local Plan policies: LC3, D1, ITCR4, and ITCR5, and Planning Practice Guidance (PPG).”

“Other Matters • Concerns over the future residents of the HMO and whether appropriate checks have undertaken prior to their occupation. • HMOs contributing to antisocial behaviour and fly tipping • Assumptions of the age, gender, race and ethnicities of future residents. • Fire safety.”

Officer report

Who spoke

A parish councillor spoke against the application, a councillor’s statement was read, and the applicant spoke in favour.

The committee vote

The application was approved after five members voted in favour and two voted against.

“Moved by Councillor Tom Munro and seconded by Councillor Phil Smith RESOLVED that planning application no. 25/00446/FUL be APPROVED subject to the following planning conditions:”

Minutes

Conditions and resident limit

The permission requires a management plan before occupation and limits the HMO to no more than six residents.

“Prior to the first occupation of the HMO accommodation hereby approved, a management plan for the accommodation which must include the vetting of occupants, day-to-day management of the site and methods for dealing with and reporting of incidents of anti-social behaviour must be submitted to and approved in writing by the Local Planning Authority. The accommodation must thereafter be managed in accordance with the approved details in perpetuity.”

“The applicant is reminded that the granting of planning permission for the house in multiple occupation (Use class C4) permits the use of the property by not more than six residents. Should the number of residents exceed six, this would constitute a breach in planning control.”

Minutes