Five-person HMO at 49 Admaston Road, Plumstead, London SE18

What was proposed

The application sought a five-person HMO, rear dormer, refuse and cycle storage, and associated alterations.

“Planning permission is sought for a change of use from a single-family dwelling (Use Class C3) to a 5 person HMO (Use Class C4), construction of a rear dormer, provision of refuse and cycle storage and all other associated alterations.”

“Removal of the proposed raised party wall to be consistent with 25/2096/CP • Daylight and sunlight report to address the quality of accommodation for bedroom 2 (ground floor rear) • Photos of the existing tree in the rear garden • Revision of bin storage in front garden to be 240L bins • Provision of bike ramps on staircases on ground floor…”

Officer report

The site

The site is a two-storey terraced dwelling in a mainly residential area, outside a conservation area and in Flood Zone 1.

“The application site is located to the eastern side of Admaston Road and comprises a 2-storey terraced dwelling with an existing single storey rear extension.”

“The application property is not located within a conservation area, is not subject to or adjoining a locally or statutorily listed building. The site is located within Flood Zone 1, indicating a low probability of flooding.”

Officer report

Earlier permission

A certificate of lawfulness for the proposed rear roof extension was approved in August 2025, providing a fallback position.

“Application ref: Description: Decision: 25/2096/CP Certificate of Lawfulness (Proposed) is sought for the proposed erection of a rear roof extension…”

Officer report

Consultation responses

Twenty-four objections raised concerns about HMOs, noise, waste, parking, cycling, accommodation, safety, privacy and other effects.

“Summary of Comments Officer’s comments • HMO is not in line with the character of the existing neighbourhood • Overconcentration of HMOs • Loss of family sized accommodation The principal of development is set out elsewhere of this report. With respect to other HMO’s operating on the street, no.63 Admaston Road has been referred to enforcement to determine whether it is lawful.”

“ITEM NO: PAGE NO: 6 of waste storage in the front garden would result in unacceptable daylight and sunlight penetration. • Concerns about impacts of additional parking pressuring on the surrounding roads • Unenforceability of no car agreement • Concerns about air pollution • Inaccuracies in travel plan…”

Officer report

Who spoke

Two residents spoke against the proposal, while the applicant’s agent addressed the committee about the bins, cycle storage and replacement tree.

What members debated

Members discussed cycle-rail safety, tree removal, parking survey methods and whether three bins could be accommodated without obstruction.

“Members moved to deliberation and a Members expressed safety concerns at the proposed use of the bike rails and the removal of the tree to accommodate the cycle storage. They also raised concern at the parking impact and methodology of the parking survey.”

“The Planning Officer confirmed that Admaston Road was not within a CPZ and the parking survey was conducted in line with the recommendation to use the Lambeth Method and was undertaken between midnight and 01.00 am. the reason being that resident may be using cars for work, school, shopping trips during the day.”

Minutes

The vote

Members voted on approval with an amendment removing the cycle wheeling ramps, with two in favour, none against and one abstention.

“Members indicated to the Chair that they were minded to remove the requirement for the bike ramps…”

“The Chair put the recommendation to grant consent with amendment to Condition 4 to remove the requirement to install wheeling ramps on the stairs for access to cycle storage, to the vote with – 2 Members in favour 0 Members against 1 Member abstaining…”

Minutes

The committee’s decision

Permission was granted subject to the report and addendum conditions, with the cycle-ramp requirement removed from Condition 4(a).

“That full planning permission be granted for the change of use from a single-family dwelling (Use Class C3) to a 5 person HMO (Use Class C4), construction of a rear dormer, provision of refuse and cycle storage and all other associated alterations.”

“That consent is subject to the conditions set out in Appendix 2 of the report and it’s addendum and the following amendment, to be detailed in the notice of determination. • Amendment to Condition 4(a) to remove the requirement to install wheeling ramps on the stairs for access to cycle storage.”

Minutes