Nine-bedroom HMO at 14 Gresham Way, St Leonards-on-Sea

What was proposed

The application sought to change a standard residential house into a nine-bedroom HMO, with internal, external and garden alterations.

“HS/FA/25/00038 May 2025 Change of Use from standard residential house (C3) to a 9 bedroom House of Multiple occupation (HMO) (sui generis), with alterations to property including conversion of double garage to residential space, addition of porch at lower ground level, fenestration alterations, extension to second floor dormer windows, construction of shed and smoking shelter, and creation of new pathway and vegetable planting area (Amended description) 14 Gresham Way St…”

“AGENDA ITEM NO:4 (a) Report to: PLANNING COMMITTEE Date of Meeting: June 2025 Report from: Planning Services Manager Application address:14 Gresham Way, St Leonards-on-sea, TN38 0UE Proposal:Change of Use from standard residential house (C3) to a 9 bedroom House of Multiple occupation (HMO) (sui generis), with alterations to property including conversion of double garage to residential space, addition of porch at lower ground level, fenestration alterations, extension to…”

Officer report

The site and surroundings

The site is a two-storey detached dwelling on a steeply sloping residential site, opposite flats and near protected trees.

“Site and surrounding area The application site is a two-storey detached dwelling with a double integral garage at lower ground floor level. The property dates from the 1970s and it has been constructed in brick with a front facing gable roof, two dormer windows with clay hung tiles, white uPVC windows and doors, and partial cladding to the side of the property at raised ground floor level. The raised ground and first floors of the building were also previously clad.”

“Constraints SSSI Impact Risk Zone - the relevant thresholds are not exceeded. Great Crested Newts Impact Risk Zone – Green Zone Adjacent to site containing protected trees – Tree Preservation Order 16 2. Proposed development The application proposal relates to a change of use from an existing family dwelling (C3 use) to a 9-bedroom House of Multiple occupation (HMO) (sui generis use).”

Officer report

Planning history

Earlier permissions covered residential development, roads, sewers, homes, bungalows, a footpath and a garage, while a 1978 car-hire use was refused.

“The application is supported by the following documents: -Existing and proposed drawings -Design and Access Statement -Site Waste Management Plan -HMO Management Plan Statement Relevant planning history Application No.HS/OA/60/00397 DescriptionUse of land for residential development (Approx.4 to the acre). DecisionOutline Application with Conditionson14/06/60 Application No.HS/FA/60/00902 DescriptionConstruction of roads and sewers.”

“Application No.HS/61/00611 DescriptionErection of 5 bungalows and 4 houses, each with garage DecisionPermission with conditionson15/08/61 Application No.HS/62/00051 DescriptionErection of bungalow and garage. (Amended application). DecisionPermission with conditionson15/02/62 Application No.HS/62/00798 DescriptionConstruction of footpath and verge. (Amended plan).”

Officer report

Why officers supported it

Officers considered the location sustainable, the HMO suitable, the design acceptable and the accommodation beneficial for local affordable housing needs.

“As the annual Housing Delivery Test is not being met, a 20% buffer must also be added to this figure, which increases the 5-year requirement to 4,272. The Housing Delivery Test figures published in December 2024 confirm the Council has met only 28% of the delivery test requirement. Our latest housing supply figures show there is insufficient supply of deliverable housing sites to meet the 5-year housing land supply at this time.”

“The Housing and Economic Development Needs Assessment Update Report (Feb 2024), as prepared for Hastings Borough Council by DLP Planning Ltd, identifies that, of the demand for rented accommodation in the borough, there is a 58% identified need for affordable rental accommodation and a 42% need for social housing.”

Officer report

Consultation responses

Highways, drainage, housing, licensing, police, waste, trees and other consultees raised no objections, subject to conditions or management measures.

“In doing so they should: a) mitigate and reduce to a minimum potential adverse impacts resulting from noise from new development - and avoid noise giving rise to significant adverse impacts on health and the quality of life; b) identify and protect tranquil areas which have remained relatively undisturbed by noise and are prized for their recreational and amenity value for this reason; and c) limit the impact of light pollution from artificial light on local amenity,…”

“Hastings Borough Council Housing Improvement and Compliance Team/HMO Licensing– No objection. The proposed plans comply with the requirements of the Council’s adopted standards for HMOs, as well as national prescribed standards for HMOs contained within the following legislation: Statutory Instrument 2006-373 “The Licensing and Management of Houses in Multiple Occupation and Other Houses (Miscellaneous Provisions) (England) Regulations 2006 2.”

Officer report

Who spoke

The Senior Planning Officer presented the application, and councillors asked questions and commented on the proposal.

Committee debate

Councillor Beaver proposed refusal because the location was unsuitable and the property should remain a family home, but the proposal was not seconded.

“Councillor Beaver said that he recognised the desperate need for homes in the town, but felt the HMO was in the wrong location. He proposed refusal of the application, contrary to the officer recommendation, referencing National Planning Policy Framework paragraph 8c, and policies DS1 of the Hastings Planning Strategy and HC1a of the Development Management Plan.”

“Councillor Collins suggested that, given the level of concern in the neighbourhood, a plaque could be placed on the front of the property providing contact details for residents to raise concerns. The Planning Services Manager said this could be added as an informative and suggested the following wording:”

Minutes

The vote

Councillor Rogers proposed approval with an additional informative, seconded by Councillor Horn, and the committee voted eight to one in favour.

“Councillor Rogers proposed approval of the application, including the additional informative, seconded by Councillor Horn.”

“RESOLVED (by 8 votes in favour, to 1 against):”

Minutes

The decision

Full planning permission was granted for the HMO and alterations, subject to fifteen conditions controlling management, occupancy, parking, drainage, privacy and construction.

“Grant full Planning Permission subject to the following conditions:”

“Prior to the occupation of the approved development, the full details of the siting and appearance of the cycle parking facilities for the approved development shall be submitted to and approved in writing by the Local Planning Authority. The cycle parking facilities shall be designed for the parking of at least one bicycle per bedroom.”

Minutes

Additional resident contact

The applicant was advised to provide a discreet plaque with contact details for local residents, subject to checking whether advertisement consent was required.

“The applicant is advised that a small and discreet sign or plaque should be erected at the property, visible to passers by, which includes contact details that local residents can use to raise concerns with the organisation that they may have. The applicant should check in writing with the LPA in advance of the erection of the sign, whether advertisement consent is required.”

Minutes