Eight-person HMO at 31 Eltham Hill, Eltham, London SE9

What was proposed

The application proposed an eight-bedroom, eight-person HMO with rear and roof extensions, rooflights, refuse storage and cycle storage.

“That Full Planning Permission be granted for:”

“Change of use from use class C3 to an 8-bed, 8-person HMO (Sui-Generis), construction of single-storey rear extension, hip-to-gable roof conversion and rear dormer extension with front rooflights along with provision of refuse and cycle storage.”

Officer report

The site

The site is a two-storey semi-detached dwelling in a mainly residential area, with a rear conservatory, outbuilding and storage shed.

“The application site consists of a two-storey semi-detached dwelling located on the north side of Eltham Hill, close to the junction with Vandyke Cross. The site currently features a rear conservatory, an ancillary outbuilding in the rear garden and a storage shed in the forecourt of the property. The surrounding area is predominately residential in nature and consists of semi- detached and terraced dwellings of a uniformed size and style.”

“ITEM NO: 5 3.6 The application site has a PTAL rating of 3 (where 0 is the worst and 6b is the best) suggesting an good level of accessibility to public transport links. The site is not within a Controlled Parking Zone. The site is within Flood Zone 1 (No flood risk assessment required). There are no other relevant allocations at this site. Relevant Planning History…”

Officer report

Earlier permissions

A six-person HMO and a certificate covering similar extensions were approved in 2025, while a related eight-person HMO application was under consideration.

“26/0224/F- 31 ELTHAM HILL, ELTHAM, LONDON, SE9 5SY - Change of use from use class C3 to an 8-bed, 8-person HMO (Sui-Generis), construction of single-storey rear extension, hip-to-gable roof conversion and rear dormer extension with front rooflights along with provision of refuse and cycle storage. Under consideration…”

“25/1742/F- 31 ELTHAM HILL, ELTHAM, LONDON, SE9 5SY - Change of use from a single dwelling house (Class C3) to a 6-bed, 6-person HMO (Class C4) including refuse, recycle storage and bike stands. Approved on 01/08/2025”

Officer report

What officers recommended

Officers recommended approval because the proposal was acceptable in principle, design, accommodation quality, neighbour amenity, highways, cycling and waste terms.

“Principle of Development 8.1 The overriding objective of the Royal Greenwich policy framework is to deliver high quality development which improves the quality and distinctive identity of places and contributes to their success and the area’s popularity as somewhere to live, work and stay.”

“On the basis of the above, the proposal is considered acceptable in principle, subject to the other material planning considerations such as the provision of an acceptable quality of accommodation for its occupants. This is discussed elsewhere within this report.”

Officer report

Consultation responses

Three objections raised concerns including noise, waste, parking, overcrowding, amenity space and antisocial behaviour, while consultees raised no objections on transport, waste or noise.

“Issues raised Officer’s comments Concerns regarding potential antisocial behaviour and the tenants of the potential HMO would bring forward safety concerns. The character of potential future tenants is not a material planning consideration and is speculation. Concerns about the character of existing occupants This is not a material planning consideration.”

“Concerns regarding insufficient amenity space This has been assessed in the “Quality of Accommodation” section of the report below Concerns that future occupants would not integrate with the local community. This is not a material planning consideration and is speculation. The character of potential future tenants is not a material planning consideration.”

Officer report

What the agent said

The agent said the property could accommodate eight people, with single-occupancy ensuite rooms, a large kitchen, parking capacity, noise controls and detailed management arrangements.

What members debated

Members discussed the increase from six to eight occupants, room and kitchen sizes, shared space, noise mitigation and management measures.

“Another Member broadly agreed, noting it was a larger, semi-detached property and that the room sizes appear satisfactory. While they would have preferred some shared breakout space given increased home working. However, they still felt that the increase from an approved six-person HMO to eight occupants was excessive for the site.”

“Another Member welcomed that the applicant had taken the Committee’s feedback seriously, noting that mitigation measures had been introduced to address noise concerns, alongside a strong and well-defined management plan. While there remain concerns about the potential for more occupants than previously approved, they felt their concerns had been reasonably addressed.”

Minutes

The vote

The recommendation to grant consent received four votes in favour, one against and one abstention.

“Local Plannign Committee Minutes 24 March 2026 Page No. The Chair put the recommendation to grant consent for an 8 person HMO to the vote with 4 Members in favour 1 Members against 1 Member abstaining…”

Minutes

The decision

Full planning permission was granted for the eight-person HMO and associated works, subject to conditions and possible minor wording changes.

“That full planning permission be granted for the change of use from use class C3 to an 8-bed, 8-person HMO (Sui-Generis), construction of single-storey rear extension, hip-to-gable roof conversion, and rear dormer extension with front rooflights along with provision of refuse and cycle storage.”

“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