Six-person HMO conversion at 49 Tewson Road, Plumstead, London SE18

What was proposed

The application sought a six-person HMO, rear extensions, an L-shaped dormer, refuse storage and six cycle spaces.

“Planning permission is sought for a change of use from an existing dwelling (Use Class C3) to a 6-bed, 6-person HMO (Use Class C4), in addition to the construction of ground floor rear extensions, construction of L-shaped rear dormer, provisions of refuse and cycle storage and all other alterations.”

“At ground floor level, a single-storey rear extension is proposed that would project 3m beyond the existing outrigger and would have a height of 3m. The extension would also wrap around the outrigger. The ground floor of the development would have two bedrooms at the front and in the middle, with a communal kitchen at the rear. Access to the communal garden and cycle storage would be provided via the kitchen.”

Officer report

The site and surroundings

The site contains a two-storey terraced dwelling in a mainly residential area of similar terraced homes, with good public transport access.

“The application site is located at 49 Tewson Road, Plumstead, London, SE18 1BB and contains an existing two-storey terraced dwelling with an original two-storey rear outrigger.”

“The surrounding area is residential in character, mainly consisting of terraced dwellings of a similar appearance to the application site.”

Officer report

Earlier planning history

A certificate of lawfulness for the rear dormer was approved in July 2025, providing a fallback position for the roof alterations.

“Application ref: Description: Decision: 25/2314/CP Certificate of Lawfulness (Proposed) is sought for the erection of a rear dormer in accordance with the GPDO Approved on 17/07/2025”

Officer report

What officers recommended

Officers recommended approval because the proposal would meet housing needs, provide acceptable accommodation and avoid unacceptable effects on neighbours or the wider area.

“The proposed development would provide an HMO which would contribute to meeting the local and strategic housing needs of the Borough and London as a whole.”

“The proposed development would provide an acceptable quality of accommodation for residents.”

Officer report

Objections and consultation

Thirteen objections raised concerns about parking, neighbour amenity, noise, HMO concentration, design, refuse, fire safety and other matters.

“Summary of Comments Officer's comments Parking and highway safety: • Increased demand for on- street parking • Existing parking stress in the area • Lack of off-street parking provision • Impact on highway safety A parking survey has been submitted which demonstrates sufficient capacity within the surrounding road network. The Council's Highways Officer has been consulted and their comments will be addressed by way of addendum prior to the committee date.”

“ITEM NO: PAGE NO: • Impact of rear extensions on character of property • Impact of dormer on streetscene and character Other matters: • Property devaluation • Impact on future sale of properties • Concerns about tenant behaviour and anti-social behaviour • Matters controlled by HMO licensing regulations • Impact on local services and infrastructure • Construction disturbance These matters are not material planning considerations.”

Officer report

People heard at the meeting

Two public objections were submitted, and the Senior Principal Planner gave a brief illustrative presentation and answered members’ questions.

Members’ discussion

Members asked about the objections, the roof certificate and the HMO capacity, which was confirmed as six and subject to a condition.

“In response to Members questions the Senior Principal Planner confirmed that 13 Objections had been received citing overdevelopment, intensification, loss of a family home and fire safeguarding risks. The applicant held a certificate of lawfulness for the roof extension; the HMO capacity would be conditioned as six and comparable with family occupation.”

Minutes

The committee vote

The Chair put the recommendation to grant planning consent to a vote, with five members in favour, none against and one abstention.

“The Chair moved directly to the vote, putting the recommendation to grant planning consent with 5 Members in favour 0 Members against 1 Member abstaining…”

Minutes

The final decision

Full planning permission was granted for the HMO and associated works, subject to the report’s conditions and authority to make minor wording changes.

“That Full Planning Permission be granted for the change of use from an existing dwelling (Use Class C3) to a 6-bed, 6-person HMO (Use Class C4), in addition to the construction of ground floor rear extensions, construction of L-shaped rear dormer, provisions of refuse and cycle storage and all other alterations.”

“That the Assistant Director (Planning & Building Control) be authorised to make any minor changes to the detailed wording of the recommended conditions as set out in Appendix 2 of the report, where the Assistant Director (Planning & Building Control) considers it appropriate, before issuing the decision notice.”

Minutes