Six-person HMO at 8 Little Croft Street, Ipswich

What was proposed

The application sought to change a single dwelling into a six-bedroom, six-person small HMO with shared facilities and cycle, bin and electric vehicle provision.

“1.Proposal 1.1. The proposal is for the change of use from single dwellinghouse (use class C3) to 6 bed, 6 person small HMO (use class C4). The operational development that has occurred under 21/00025/FUL has been created with the purpose of creating a HMO. The ground floor hosts 2 bedrooms, a shared bathroom and a shared kitchen, all accessible from a lobby area. The first floor has 3 bedrooms, and the second floor (dormer) has the final bedroom.”

Officer report

Earlier works and intentions

Works approved for a rear extension created the current arrangement, and the completed conversion was intended to become an HMO before the Article 4 Direction applied.

“This confirms the applicants original intentions to create a HMO prior to the Article 4 direction being implemented. The conversion works have been fully completed; however the property has not been occupied as an HMO. 3.Consultations 3.1. Public and statutory consultation was undertaken between 11.06.2025 to 08.07.2025. 10 properties were notified of the application (in Little Croft Street and Croft Street), in addition to a to press notification and a site a notice.”

Officer report

What the agent said

The agent said the property had always been intended as an HMO, building and licensing matters had been addressed, and the sustainable location supported the proposal.

What members debated

Members considered the undersized bedroom, lack of a separate living room, limited communal space and whether six-person occupation would provide acceptable residential amenity.

“Councillor Jones noted that the property had been beautifully finished with a well- appointed kitchen; however, the layout failed to provide sufficient living space for occupants. The former dining room and sitting room had been converted into ground floor bedrooms, which left only the kitchen/dining area for shared use which would be inadequate for six residents as it only provided enough room for one small table.”

“Councillor Lankester highlighted that to make the development acceptable under Policy DM20(a), the proposed communal dining/kitchen room would have to function as both a kitchen and a living room; this space was also to operate as two kitchens. This would put a lot of presumption on this one space being able to provide the indoor amenity requirements. Councillor Lankester commented that the green amenity space in walking distance was just a bench on a grass verge.”

Minutes

The committee’s decision

The committee refused the application because Bedroom 5 was below the required size without a separate living room and the accommodation failed to provide acceptable living conditions.

“Policy DM20 (Houses in Multiple Occupation) of the Ipswich Borough Council Local Plan Core Strategy and Policies Development Plan Document Review (March 2022) states proposals for the development of Houses in Multiple Occupation (HMO), including through the change of use of existing non- residential buildings, will be supported where they can demonstrate they meet the nationally required minimum room standards for HMOs (part a) and where they provide an acceptable living…”

“The application comprises of 6 bedrooms. The Houses in Multiple Occupation Landlord's Handbook, a guide to legal requirements of landlords of HMOs to ensure that their property meets an acceptable standard and licencing, provides standard room size required in HMOs. The minimum bedroom size for a 1 person HMO room is 6.51 sq.m where a separate living room is provided.”

Minutes