Six-person HMO at 32 Roydene Road, Plumstead, London SE18

What was proposed

The application proposed changing the dwelling into a six-bedroom, six-person HMO, with a loft conversion, rear dormer, rear extension and storage.

“Planning permission is sought for the change of use from existing single- family dwellinghouse (Use Class C3) to a Change of use from existing single-family dwellinghouse (Use Class C3) to a 6-bed, 6-person HMO (Use Class C4), in addition to a loft conversion and construction of a rear dormer, single storey rear extension, cycle and refuse storage and all other associated alterations.”

“An L-shaped rear dormer is proposed on the existing roofscape. The proposed rear dormer on the existing roofscape would have an approximate depth of 3.86m, full width of 4.92m and eaves height of 2.44m. This would feature two rear facing openings and serve bedroom 6. Part of the rear dormer present on the two-storey rear outrigger would have an approximate width of 2.38m, depth of 2.80m and eaves…”

Officer report

The site and surroundings

The site contains a two-storey terraced dwelling in a mainly residential area, with a small front garden and rear yard.

“The site is located on the western side of Roydene Road and contains an existing two-storey terraced dwelling, with a small front garden and a rear yard. The rear garden features and lower and upper rear garden level.”

“ITEM NO: PAGE NO: 4 3.3 The surrounding area is predominantly residential in character and comprises a mixture of terraced dwellings, blocks of flats and some semi-detached dwellings.”

Officer report

Earlier planning history

A certificate of lawfulness for a proposed rear roof extension was approved in August 2025.

“App Number: 25/2076/CP Decision: Approved Decision Date: 19/08/2025 Address: ROYDENE ROAD, PLUMSTEAD, LONDON, SE18 1QA Description: Certificate of Lawfulness (Proposed) is sought for Proposed erection of rear roof extension…”

Officer report

Consultation responses

Eighteen objections raised concerns about noise, character, privacy, parking, waste, HMO concentration, family housing and the proposed cycle storage.

“Eighteen (18) objections have been received in relation to the proposed development, some from the same address. A summary of the neighbour objections is provided below:”

“A site visit was undertaken by the officer on the 2 nd September 2025. • Loss of privacy from rear windows with direct lines of sight into living room space. Impact on privacy is considered in section 14 of the report. • Current bin storage and collection arrangements would be insufficient, leading to littering, The waste effects of the proposed development is considered in section 18 of the report.”

Officer report

Council responses

Highways found sufficient nearby parking capacity and raised no objection, while Waste Services was satisfied with the proposal.

“The site is served by 3 bus routes within walking distance but is not close to a railway station, resulting in a very poor public transport accessibility level (PTAL 1b). Due to its limited transport options, car use is likely to be higher. The applicant has therefore submitted a Parking Survey Report (dated 23.09.2025) and the results indicate there is sufficient capacity on nearby Transport and highways are discussed elsewhere in section 16 of this report.”

“Waste Services: Thank you for the planning memo:25/2175/F. I have looked at this application and I am satisfied with the proposal.”

Officer report

Who spoke

The applicant’s agent attended to answer questions and said neighbours had received letters and could use a dedicated email address.

What members discussed

Members discussed electric bike charging, cycle storage, bathroom provision, HMO numbers and management arrangements.

“In response to Members question the Planning Officer and the Senior Principal Planning Officer advised that the provision of electric bike charging points were being provided over and above planning requirements and it was understood they would be located outside of the property.”

“In response to Members concerns in respect of Management of the HMO, The Planning Officer and the Senior Principal Planning Officer confirmed that an additional Condition could be added, requiring submission of a Management Plan, including contact numbers and fire management proposals. Further, that it was not possible to condition the location of the electric bike charging points.”

Minutes

The vote

The committee voted six in favour, with no votes against and no abstentions.

“The chair put the officers recommendation, with the additional condition in respect of the Management Plan to the vote with – 6 Members in favour 0 Members against 0 Members abstaining…”

Minutes

The decision

Permission was granted with the main conditions, an operational management plan condition and authority for minor wording changes.

“Condition 10: Operational Management Plan In order to prevent any unacceptable loss of privacy to adjoining properties and the area generally and to comply with Policy DH(b) of the Royal Greenwich Local Plan: Core Strategy with Detailed Policies (2014) and the Council's Urban Design SPD (2023). a. Prior to the occupation of the development hereby approved, an Operational Management Plan shall be provided to, and approved in writing by, the Local Authority.”

“That the Assistant Director (Planning & Building Control) to make any minor changes to the detailed wording of the recommended conditions as set out in this report (Appendix 2 within the main report), its addendums and the minutes of this Area Committee Meeting, where the Assistant Director (Planning & Building Control) considers it appropriate, before issuing the decision notice.”

Minutes