Six-person HMO conversion at 39 Bramblebury Road, Plumstead, London SE18

What was proposed

The application proposed converting a single-family house into a six-bedroom, six-person HMO, with rear extensions, cycle storage and refuse storage.

“Planning permission is sought for the change of use from an existing single family dwellinghouse (Use Class C3) to a 6-bed, 6-person HMO (Use Class C4), in addition to the construction of a single storey rear infill extension, L- shaped dormer extension, provision of 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 full depth of 6.68m, full width of 4.43m and eaves height of 3.30m. This would feature two rear facing openings and serve bedroom 6. The design and scale are the same as that approved under application reference 25/4131/CP and considered not to require planning permission.”

Officer report

The site and surroundings

The site contains a two-storey terraced dwelling in a mainly residential area, with a front garden, rear garden and low public transport accessibility.

“The site is located on the eastern side of Bramblebury Road and contains an existing two-storey terraced dwelling, with a small front garden and a rear garden.”

“The surrounding area is predominantly residential in character and comprises a mixture of terraced dwellings.”

Officer report

Earlier planning history

Earlier permissions covered a single-storey extension and loft conversion, followed by a certificate of lawfulness for a rear roof extension and front rooflights.

“App Number: 16/2244/F Decision: Approved Decision Date: 28/12/2016 Address: Bramblebury Road, Plumstead, London, SE18 7TF Description: Demolition of existing single storey extension, erection of single storey extension and loft conversion comprising rear dormer window and 2 front roof lights.”

“App Number: 25/4131/CP Decision: Approved Decision Date: 07/02/2026 Address: Bramblebury Road, Plumstead, London, SE18 7TF Description: Certificate of Lawfulness (Proposed) is sought for erection of a rear roof extension and installation of two front rooflights.”

Officer report

What consultees said

Highways and Waste Services raised no objection, while officers considered the parking survey, six cycle spaces and five bins acceptable.

“The application includes an overnight parking beat survey (undertaken at 01:00 / 01:30 on Monday 12 th and Tuesday 13 th January) following the Lambeth methodology. The results indicate there is approximately 82-84% occupancy. This is below the 85% stress threshold typically considered acceptable, suggesting that there remains spare parking capacity on local roads. Should additional HMOs be proposed in the area, concerns could be raised.”

“Policy T5 of the London Plan, which states that per 1 person, 1 bedroom dwelling, 1 cycle parking space should be provided. Therefore, 6 cycle parking spaces for this development should be provided. The applicant has proposed a cycle bunger to the rear of the site accommodating 6 cycle parking spaces which is deemed acceptable.”

Officer report

Who spoke

A resident spoke against the proposal, while the applicant’s representative said it complied with policy, provided needed housing and would be managed.

Members’ debate

Members discussed bike access, bin storage, neighbouring amenity, flooding, parking evidence, HMO concentration and operational management arrangements.

“In response to Members’ questions, the Development Control Manager (East) confirmed that the bike storage would be located at the rear of the property, which would require bikes to be taken through the house, as would be the case for a single-family dwelling. Owing to limited space at the front, it was not possible to accommodate both bin and cycle storage there, although this would be the preferred arrangement.”

“In response to Members questions regarding mitigation for anti-social behaviour reported at a nearby HMO, the Development Control Manager, East said that as had been pointed out the Council required applicants to bring forward an Operational Management Plan as noted in Appendix two of the report. If there were issues of non-compliance then that could become an enforcement issue.”

Minutes

The vote

The vote was tied at four in favour and four against, with two abstentions, so the Chair used a casting vote in favour.

“The Chair put the matter to the vote and with…”

“It fell to the Chair’s casting vote, in favour.”

Minutes

The decision

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

“That Full Planning Permission be GRANTED for the change of use from an existing single family dwellinghouse (Use Class C3) to a 6-bed, 6-person HMO (Use Class C4), in addition to the construction of a single storey rear infill extension, L-shaped dormer extension, provision of cycle and refuse storage and all other associated alterations.”

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

Minutes