Two four-bed HMOs at 32 Queen Eleanors Road, Guildford

What was proposed

The application proposed dividing an existing eight-bed HMO into two separate four-bed HMO units.

“Location: Queen Eleanors Road, Guildford, GU2 7SL Proposal: Proposed subdivision of the existing 8 bed. HMO to create 2 x 4 bed (C4) HMO units.”

Officer report

The site and its setting

The property is a two-storey dwelling in Guildford’s urban area, with four front parking spaces and access to private amenity space.

“The site is located within the urban area of Guildford and within the 400m-5km buffer zone of the Thames Basin Heaths Special Protection Area. The area is characterised largely by two-storey residential dwellings. The site itself is a two-storey residential dwelling which is currently in use as an 8 bed House in Multiple Occupation (HMO). Parking is provided to the front of the site for 4 vehicles, with a fence visually separating the frontage into two.”

“The proposal would result in the provision of two planning units, each with 4 bedrooms to be used as small HMO's. Each unit would have access to two parking spaces and private amenity space. No external changes are proposed to the building itself on site and no changes are proposed to the parking provision.”

Officer report

Earlier applications

The site has a history of HMO, residential subdivision and dwelling applications, including permissions that were approved, implemented, withdrawn or refused.

“Relevant planning history. Reference: Description: Decision Summary: Appeal: 25/P/00809 Application under Section 73 of the Town and Country Planning Act 1990 to vary condition 2 (approved drawings) of planning permission 24/P/01840, approved on 30/05/2025 for the 'Proposed subdivision of the dwellinghouse to create one additional residential unit' to allow one additional bedroom on the ground floor. Pending…”

“24/P/01775 Sub division of existing dwelling to create a new 3 bed C3 residential dwelling. Withdrawn 23/12/2024 N/A”

Officer report

What officers recommended

Officers recommended approval because the proposal made effective use of land, was in a sustainable location and created no harms beyond modest character impact.

“The proposed development would not respect the established spacious character of the area; however, this harm is considered to be modest taking into consideration there are no external changes to the building itself and the existing parking area to the front of the site has already been physically subdivided by the existing boundary treatment within the frontage of the site.”

“There are also material considerations that exist relating to the planning history of the site that weigh in favour of the proposed development. No other harms have been identified. The site is located within a sustainable location, would make effective use of land and would secure a well- designed place. The mitigation against the impact of the proposed development has been secured via a legal agreement under application 24/P/01840.”

Officer report

Consultation responses

The County Highway Authority and Environmental Health raised no objection, while no third-party comments were received.

“County Highway Authority: No objection, subject to conditions relating to parking layout, the provision of electric vehicle charging points and bicycle storage and bicycle charging point. (Officer note: The provision of an electric vehicle charging point would be dealt with by building regulations)”

Officer report

What people said

Members noted the differing concentration of HMOs nearby, with a low concentration on Queen Eleanor’s Road and a higher proportion on St John’s Road.

“Members also discussed the wider context of HMOs in the area, noting that while Queen Eleanor’s Road had a very low concentration, nearby St John’s Road had a much higher proportion.”

Minutes

Who spoke

The Development Management Specialist presented the application and explained why it had been referred to the committee.

The vote

The Chair moved the officer recommendation, Councillor Williams seconded it, and the motion was carried.

“The Chair moved the officer recommendation, seconded by Councillor Williams which was carried.”

Minutes

The decision

The application was approved subject to the conditions and reasons set out in the officer recommendation.

“RESOLVED: That application 25/P/00806 be approved subject to the conditions and reasons as detailed in the report.”

Minutes

Conditions of approval

Approval included conditions covering commencement, approved plans, cycle and bin storage, parking, electric vehicle charging, biodiversity and water efficiency.

“The proposed sub-division of the HMO shall not be first complete unless and until the proposed parking area provided on site is retained and maintained in accordance with the approved plans. All parking spaces shall be kept permanently available for the parking of vehicles associated with the development and shall not be used for any other purpose.”

“Prior to first occupation of the development hereby approved a copy of the “water efficiency calculator for new dwellings” worksheet that accords with Part G of the building regulations’ Approved Documents, and the water consumption notice specified at regulation 37 of the Building Regulations, shall be submitted to and approved in writing by the Local Planning Authority.”

Officer report